CY35-25

Request of AJK Mankato Holdings LLC for a final plat review of The Station subdivision; for a rezoning of the subject property from Agriculture/Transition to M-1, Light Industrial; for a planned unit development to allow the development and operation of commercial condos with shared accessways and utilities; for a conditional use permit to allow a display area and retail sales in a warehouse space; and for the annexation of said parcel. The subject property is described as that part of the easterly 20 acres of the Northeast Quarter of the Northeast Quarter and the North Half of the Southeast Quarter of the Northeast Quarter, all in Section 3, Township 108, Range 26, Blue Earth County, Minnesota, lying westerly of the railroad right of way. (Blue Earth County PID R430903200005).

The anticipated date of City Council action is September 8, 2025. 

The applicant is AJK Mankato Holdings, LLC.

The applicant is requesting a final plat review of The Station subdivision; a rezone of the subject property from Agriculture/Transition to M-1, Light Industrial; a planned unit development to allow the development and operation of commercial condos with shared access-ways and utilities; a conditional use permit to allow a display area and retail sales in a warehouse space; and the annexation of said parcel.

The subject property is described as that part of the easterly 20 acres of the Northeast Quarter of the Northeast Quarter and the North Half of the Southeast Quarter of the Northeast Quarter, all in Section 3, Township 108, Range 26, Blue Earth County, Minnesota, lying westerly of the railroad right of way. (Blue Earth County PID R430903200005).
 

The subject property is currently used for row crop agriculture and as a private ditch. The area is designated as "Light Industrial" in the Land Use Plan. 

The subject property is located in Mankato Township and is zoned Agricultural. The applicant intends to annex the property and rezone the property to M-1, Light Industrial.

The Planning Commission reviewed a Preliminary Plat of "The Station" for the subject property at their June 26th, 2024, meeting. Final action on that request occurred at the July 8th, 2024, City Council Meeting. (CY26-24)

The site was evaluated for wetlands by the Blue Earth County Technical Evaluation Panel. A wetland was identified on the southern side of the property.  

Water and sanitary sewer will connect to the site via a connection to 227th Street.  Storm water will be directed to a storm water retention pond on the south of the site. The retention pond outlets into a ditch that is located to the south and west of the site. 

Mankato City Code Chapter 10. Article VII. Division 3. Provides standards for the M-1 Light Industrial District. Linked Here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTVIIINDI_DIV3LIINDI

Mankato City Code Chapter 10. Article II. Division 2. Provides standards for the T Transition District. Linked Here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTIIREDI_DIV2TTRDI

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 Chapter 10. Article XII provides standards for Subdivision and Development Regulations (Platting). Linked Here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTXIISUDEREPL

 

1. Applicant shall note that the submitted drawing reflect inaccurate dimensions for the City of Mankato ladder truck. Applicant shall provide updated plans that reflect the correct dimensions (see attachment) and verify that the ladder truck will still be able to access the site as required. ISG Response: See updated site plan.
2. Applicant shall be aware that utility connection fees will apply. City of Mankato Public Works staff will determine the connection fee. Each commercial condo will be required to have a separate meter. ISG Response: Acknowledged.
3. Addressing for the development shall be coordinated with Kurt Klinder following annexation into the City of Mankato. Addressing will temporally be from Station Trail. ISG Response: Acknowledged.
4. Drainage easements for ditch system shall be fully accessible and traversable from Public ROW or Publicly owned property with adequate space for maintenance operations. Slopes adjacent to the ditch and within the easement shall be designed such that maintenance may be performed without issue. ISG Response: Final design will accommodate an 8ft wide maintenance bench with a slope flatter than 4:1
5. The proposed 30’ wide Drainage & Utility easement along the western property boundary should be extended for the entire length of the western boundary in order to provide perpetual access for ditch maintenance purposes. ISG Response: Change has been made on the Final Plat.
6. Applicant shall describe the design intent of the pond discharges particularly for the Southern basin. ISG Response: The existing soils do not allow for infiltration, so the southern basin will have maintained water to meet the permanent pool volume requirement and discharge to the west into the existing ditch. The norther two basins will have an equalizer pipe that connects the two basins under the access drive. The basins will have maintained water to meet the permanent pool volume requirements and discharge to the east into the existing ditch.
7. Applicant shall confirm whether any approvals/permits are needed from the adjacent Railroad. ISG Response: The applicant will confirm whether any approvals/permits are needed from the adjacent railroad.
8. The applicant shall review the proposed sanitary force main connection with the Public Works. Because of potential issues with force main, the developer should explore connection to gravity system to south/west. The City may require the developer to obtain disclosures from each tenant or purchaser regarding the potential adverse impacts from connection to the force main. ISG Response: ISG will work with the City of Mankato Public Works to determine a feasible utility connection for the development.
9. The wetland at the southern extent of the site shall be analyzed to determine a no-loss condition. A suitable impervious liner shall be considered within the southerly basin to prevent adjacent drawdown from the wetland. ISG Response: Acknowledged.
10. Applicant shall be aware that future site access from the West shall conform to the standards of the MAPO Long Range Transportation Plan. ISG Response: Acknowledged.
11. Applicant shall make the notification fee payment in the online portal, if not already complete. ISG Response: Payment was made on 07/09/2025 for the notification fee.
12. Applicant shall confirm that submitted landscaping and parking plans conform to perimeter and internal landscaping standard per Mankato City Code. If updates to ensure conformance are needed, applicant shall provide updated parking and landscaping plans that conform. ISG Response: Applicant confirms that the landscaping and parking plans conform to perimeter and internal landscaping standard per Mankato City Code.
13. Outside storage will be limited to the M-1 standards in Mankato City Code. The applicant shall screen all items stored outside from view from adjacent properties and rights-of-way. ISG Response: Acknowledged.
14. 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 future replacement of the private road, storm water facilities, and private utilities activities prior to issuance of a building permit. The private road, storm water facilities, and utilities will be subject to private covenants and/or association agreements. The agreement shall be recorded with Blue Earth County and a recorded copy shall be submitted to the City of Mankato. ISG Response: Acknowledged.
15. Wetland signage shall be installed in accordance with standards provided by the City of Mankato. ISG Response: Acknowledged.
16. A parking analysis shall be submitted with and updated for each new tenant. Parking demand for the uses shall not exceed the number of off-street parking provided. Use may be restricted in the development if parking is insufficient. All off-street parking stalls shall be striped and conform to dimension in the City of Mankato standards engineering plates. ISG Response: Acknowledged
17. The applicant shall be made aware that noise standards must be strictly adhered to. Noise levels may not exceed the allowable MPCA standards and shall not be audible beyond the property lines. ISG Response: Acknowledged
18. The applicant will agree to be a willing petitioner for any future road/street network improvements at such time as the property to the West (Hodapp property) develops. ISG Response: Acknowledged.
19. The northern boundary of the subject property will remain the front yard for the development, so long as it abuts Blue Earth County ROW. ISG Response: Acknowledged.
20. Applicant shall provide a refuse plan for the site. Applicant shall detail the use and construction of the trash building, as proposed. Any refuse containers shall be fully enclosed in conformance with the Mankato City Code, or stored entirely within the buildings. ISG Response: See attached exterior elevations plan. Trash building will be the same materials as the garage condos. Refuse containers will be fully enclosed in conformance with the Mankato City Code. 
21. Applicant shall provide a snow storage/removal plan. ISG Response: Snow storage areas have been added to C3-10 Site Plan.  
22. Applicant shall update submitted plans to depict parcel boundary dimensions. ISG Response: See updated plan sheets.  
23. Applicant shall update submitted plans to depict required setbacks. ISG Response: See updated plan sheets.
    1. Front yard setback: 15-foot setback to impervious parking and 30-foot setback to a building.
    2. Side yard setback: 6-foot setback to impervious parking and 15-foot setback to a building. 
24. Applicant shall submit a development signage plan that contemplates all businesses within the development. This shall include any shared monument sign, and building signage specifications and allowable sizes for possible tenants. ISG Response: Signage plan will meet City code and will be submitted at a later date.
25. 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. This plan must be updated to reflect all approved signage within the greater development to ensure continued compliance. ISG Response: Signage plan will meet City code and will be submitted at a later date. No monument signs will be proposed. 
26. NOTE: As a development with shared access and utilities, the frontage for signage is associated with the linear length of the northern property line. In the M-1 District, the maximum total signage area of all signs cannot exceed more than two times the front linear frontage of the lot. ISG Response: Signage plan will meet City code and will be submitted at a later date.
27. Applicant shall provide exterior elevations, detailing materials for the Commercial Condos and the trash building. ISG Response: See attached exterior elevations plan. Detailing materials are as follows: Stone accent wainscot, LP smart siding for lap siding and steel board and batten.
28. On-site lighting shall conform to the lighting standards in Mankato City Code, including but not limited to full-cut, fully shielded fixtures. Conformance shall include, but not limited to, all signage, building, and parking lot lighting. ISG Response: Acknowledged.  
29. Each individual suite will be required to have a building permit at the time of tenant build out. ISG Response: Acknowledged.
30. Each individual Use shall conform to the Uses Permitted in the M-1 Zoning District. Each individual Use that seeks to operate a conforming Conditional Use in the M-1 Zoning District shall receive a Conditional Use Permit prior to occupancy. ISG Response: Acknowledged.
31. Payment in lieu of parkland dedication, in the amount of $40,161, shall be submitted prior to affixing signatures to a final plat for the development. ISG Response: Acknowledged.

The applicant, AJK Mankato Holdings, LLC. is requesting a final plat review of "The Station" subdivision; a rezone of the subject property from Agriculture/Transition to M-1, Light Industrial; a planned unit development to allow the development and operation of commercial condos with shared access-ways and utilities; a conditional use permit to allow a display area and retail sales in a warehouse space; and the annexation of the subject parcel.

The applicant intends to construct sixty-six commercial condo units arranged in 6-plex buildings, a 36,400 Sq. Ft. warehouse, office, and showroom for Rickway Carpet, and an 1,800 sq. Ft. building identified as trash storage. A Preliminary Plat of the subject property was approved by City Council on 7/8/2024.

Final Plat

The proposed subdivision, "The Station", contains one block with two lots and encompasses 13.387 acres. Lot 1, Block 1, encompasses 3.312 acres and is located on the northern extent of Block 1. Lot 2, Block 1, encompasses 10.075 acres and is located on the southern extent of Block 1. This proposed subdivision dedicates two extents of 30' drainage and utility easements to serve an existing drainage ditch along the western and southern property boundaries. In addition, the subdivision includes 10' drainage and utility easements along the block boundaries and a 10' (5' on each lot) easement between lots 1 and 2. 

Access to the subdivision will be via 227th Street. A private drive will connect the site to 227th Street. A Planned Unit Development, PUD, is being sought to allow for an "appropriate" roadway network to serve the development. 

The northern boundary of the subject property will remain the front yard for the development, so long as it abuts Blue Earth County ROW.

Water and sanitary sewer will connect to the site via a connection to 227th Street. Storm water will be directed to three storm water retention ponds located on Lot 1 and to a larger pond on the south side of Lot 2. The retention pond outlets into a drainage ditch located to the west and south of the development area. 

The site was evaluated for wetlands by the Blue Earth County Technical Evaluation Panel. A wetland was identified on the southern side of the property.  The applicant's plan does not propose to impact the wetland. The applicant will be required to provide documentation that the wetland will stay viable following modification to the site for the construction or a wetland replacement plan shall be submitted if impact is anticipated to occur. The wetland at the southern extent of the site will be required to be analyzed to determine a no-loss condition. A suitable impervious liner shall be considered within the southerly basin to prevent adjacent drawdown from the wetland. Wetland signage will need to be installed in accordance with standards provided by the City of Mankato.

The applicant has provided the following narrative describing the design intent of the pond discharges: "The existing soils do not allow for infiltration, so the southern basin will have maintained water to meet the permanent pool volume requirement and discharge to the west into the existing ditch. The two northern basins will have an equalizer pipe that connects the two basins under the access drive. The basins will have maintained water to meet the permanent pool volume requirements and discharge to the east into the existing ditch."

A payment-in-lieu of parkland dedication was noted in the amount of $40,161 as part of the approved preliminary plat. This was based on the values provided by the Blue Earth County Assessor's Office, which values industrial land at $60,000 per acre. Park dedication is 5% of the assessed unimproved value of the site as an industrial use. The applicant will be required to pay this fee alongside the Final Plat's approval. 

Rezoning

The applicant is proposing to rezone the proposed two lot, a one-block area identified on the approved "The Station" preliminary plat and the purposed final plat from T-Transition to M-1, Light Industrial. As the property has not yet been annexed and given the zoning of T-Transition within the City of Mankato from the current Mankato Township zoning of AG, Agricultural, the rezoning would occur proceeding the annexation of the subject property into the City of Mankato. 

The proposed rezoning is consistent with the underlying land use, as it is designated for Light Industrial land uses. 

The proposed rezoning is consistent with the M-1, Light Industrial District zoning of the parcels located to the south of the subject properties. 

The purpose of the rezoning request is to allow for the development and operation of commercial condos intended to provide spaces for Rickway Carpet warehouse, office, and showroom, and 66 additional condo units that will be available for rent. Once the property is annexed into the City of Mankato, the assigned T District will not allow for the commercial condo development until rezoning occurs; therefore, the applicant requests the property be rezoned to M-1. This request is guided by the City of Mankato’s future land use map M-1. The applicant states that the proposed amended zoning will further the industrial land use goals of the City of Mankato Land Use Plan by promoting new industrial development while minimizing any adverse effects on other properties nearby. The applicant further states that their project promotes quality design standards and provides opportunities for industrial park development. The applicant attests that the proposed rezoning is compatible with the overall character of existing development in the immediate vicinity. Stating that, whilst the site is currently cropland and will be zoned as T District upon annexation, the introduction of a commercial condo development aligns well with adjacent M-1 land uses and creates more opportunities for small businesses. 

Planned Unit Development 
 
A Planned Unit Development is being sought to allow flexibility for shared utilities and for an appropriate roadway network to serve the proposed development.  The applicant is requesting this flexibility in order to provide the operation of commercial condos with shared access-ways and utilities in the M-1 Zoning District.

The proposed project is a 13.39-acre commercial condo development intended to provide spaces for Rickway Carpet warehouse, office, and showroom, in addition to 66 commercial condo units available for rent. 

The drive lanes within the development are to be privately installed and will be subject to a maintenance agreement. The maintenance agreement shall address snow removal from the property and maintenance of landscaping and other common areas, including the future replacement of the private road, storm water facilities, and private utilities.

The applicant will be required to adhere to the terms of the subdivision agreement including completion of any public improvements adjacent to the property.  The buildings/uses within the proposed planned unit development will not be issued certificate of occupancy until all parking and driving surfaces, shared utilities, and stormwater facilities are constructed and approved by the City of Mankato and the roadway improvements for "Station Trail" are completed.

Outside storage will be limited to the M-1 standards in Mankato City Code. The applicant shall screen all items stored outside from view from adjacent properties and rights-of-way. This has been included as a condition.

A narrative detailing waste/ trash storage and disposal on-site will need to be provided prior to the submission of a building permit. Any refuse containers shall be fully enclosed in conformance with the Mankato City Code, or stored entirely within the buildings.

Each individual suite will be required to have a building permit at the time of tenant build-out.

Conditional Use Permit

The applicant is seeking a Conditional Use Permit to allow for a display area and retail sales in a warehouse space and a professional service office exceeding 10,000 Sq. Ft. in floor area within the M-1, Light Industrial District.  

A professional service office larger than 10,000 sq. ft. is considered Conditional Use in the M-1 Zoning District. A showroom is defined as a warehousing & wholesale businesses are Conditional Uses in the M-1.

The Rickway Carpet Office & Showroom spaces share a common area. This common area is estimated at 10,208 Sq. Ft. As the floor area of this space exceeds 10,000SF, such a use is considered Conditional within the M-1, Light Industrial Zoning District. 

The site plans provided show the construction of a new 36,400 Sq. Ft. warehouse, office, and showroom for Rickway Carpet on the northern portion of Lot 1 of the subject property. Also on lot 1, but on the southern extent of the lot, an 1,800 Sq. Ft. trash storage building is shown. On Lot 2, 11 six-plex commercial condo buildings are proposed and arranged inward toward the drive lane and parking areas.

Exterior elevations for the six-plex commercial condos and trash building have not been provided as part of the application materials. Floor Plans provided appear to show insulated metal wall panels and metal roof panels. The applicant will be required to provide these exterior elevations prior to submitting a building permit.

Exterior elevations have been provided for the Rickway Carpet building. Exterior finishes for the structure include insulated metal wall panels colored brown with a "sand pebble finish", insulated metal wall panels colored light gray with a "sand pebble finish", pre-finished metal roof panels, aluminum windows, metal overhead garage doors, Verseta accent stone, and an aluminum storefront. The front entry will be oriented northward.

Floor plans for the commercial condo buildings show six condo units/suites arranged end on end with a large overhead door, entry door and two windows, an optional mezzanine with access staircase, an individual bathroom with sink and toilet, and a table with a sink. Floor Plans for the trash building have not been provided.

Floor Plans for the Rickway Carpet show 10 enclosed spaces for office or conference use, two individual bathrooms, two inaccessible enclosed spaces, a large open area for the "showroom" with windows and an entry area, and a 25,562 Sq. Ft. warehouse space with three overhead and entry doors.

The commercial condo units are proposed to be rented to individuals and businesses operating permitted uses within the M-1, Light Industrial District. Commercial Condo Uses will be reviewed as the property is developed, and allowed uses will be based on the Mankato City Code.

The applicant is constructing the buildings as described above. Each future tenant is required to have a separate building permit for each unit. Additionally, each tenant will be required to obtain a sign permit prior to installation of signage.

The Rickway Carpet warehouse, office, and showroom will be operational Monday – Friday 9:00AM-5:30PM and have 23 employees.

Parking:
Proposed parking is based on a standard warehouse use for each commercial condo. The applicant states that they understand that parking will be evaluated on a per-unit basis as building permits are received by the City of Mankato for each commercial condo.

A total of 302 hard-surfaced off-street parking stalls are proposed to be constructed as part of the development. 294 standard stalls and 8 accessible parking stalls.

The applicant proposed 7 spaces for the warehouse and 11 spaces for the office space that serves Rickway Carpet.

The applicant proposes to provide 4 off-street parking stalls per commercial condo unit. With 66 commercial condo units, a total of 264 off-street parking stalls would be provided to serve the commercial condo units.

A parking analysis will need to be submitted with and updated for each new tenant. Parking demand for the uses shall not exceed the number of off-street parking provided. Use may be restricted in the development if parking is insufficient. All off-street parking stalls shall be striped and conform to dimension in the City of Mankato standards engineering plates. This has been included as a condition.

Signage:
As a development with shared access and utilities, the frontage for signage is associated with the linear length of the northern property line. In the M-1 District, the maximum total signage area of all signs cannot exceed more than two times the front linear frontage of the lot. Due to the comparatively minimal frontage for the development, the total allowed signage for the develop is expected to be minimal.

In order to manage signage within the development, the applicant will be required to submit a development signage plan that contemplates all businesses within the development. This shall include any shared monument sign and building signage specifications and allowable sizes for possible tenants. This signage plan must be actively maintained and detail the total signage allowed on the property, the amount of signage that each tenant may/are using, and monument signage. This plan must be updated after each permitting and instillation in order to reflect all approved signage within the greater development to ensure continued compliance.

Annexation

The property is currently located in Mankato Township. The underlying land use plan, which guides future use of the subject property, shows the future land use of the property as, “Light Industrial.”

The proposed annexation area is approximately 13.39 acres. The property is currently located within Mankato Township but is contiguous to the existing City of Mankato boundary and is subject to an Orderly Annexation Agreement between the City of Mankato and Mankato Township in 2014. The City of Mankato Land Use Plan from November 2022 guiding the future development of public and private property within the City shows this parcel as zoned for light industrial use. This property is currently undeveloped and will be developed as commercial condo units. Annexation is required to accommodate the scale and vision of the proposed development.

Staff respectfully submits the following findings of fact for the preliminary and final plat:

1. General Requirements
   1. One on-site wetland has been delineated. A condition requiring a finding of no-loss condition has been included. 
   2. The site is designed in conformance with the location and widths of streets, the general drainage situation, lot sizes and arrangement.
   3. The site provides storm drains and stormwater ponds that outlet into the adjacent drainage ditch. 
   4. A grading and drainage plan has been submitted for review by City Engineering Staff.
   5. The subject property is located within Flight Zone C and is subject to the FAA flight zone ordinances. 
2. Streets
   1. The applicant will not construct any new public streets. 
   2. The applicant will construct a temporary private drive from 227th Street to serve the development. 
   3. Addressing for the development will be coordinated at the time of Annexation. Addressing will temporarily be from Station Trail.
   4. The northern boundary of the subject property will remain the front yard for the development, so long as it abuts Blue Earth County ROW.
3. Easements
   1. The plat provides the standard easements required in Chapter 10. Article 7 of the Mankato City Code.
   2. The plat dedicates a 30' wide drainage and utility easement along the entire western and southern property lines of Block 1.
4. Block Standards
   1. Block one, Lot one of the proposed subdivision, was designed for the intended end use as a warehouse, office, and showroom.
   2. Block one, Lot two of the proposed subdivision, was designed for the intended end use of industrial condos.
5. Lot Standards
   1. The proposed subdivision depicts a development that achieves the required setbacks in the M-1 zoning district.
   2. The proposed subdivision abuts a drainage ditch which drains from and into public stormwater. The proposed project is designed to accommodate drainage and access easements, which provide access to and preservation of the drainage ditch.
6. Public Sites and Open Spaces
   1. The applicant will be making a $40,161 payment-in-lieu of parkland dedication. 

Staff respectfully submits the following findings of fact for the planned unit development: 

1. The applicant is proposing to utilize efficiencies in development by sharing private utilities, storm water, and access.
2. The planned unit development satisfies the intent of the City of Mankato ordinance and does not jeopardize public health, safety, or welfare. 
3. The development of the planned unit development will conform to the approved development plan; including all proposed covenants, easements, conditions of approval, and other provisions relating to the bulk, location, and density of permitted structures, accessory structures, parking, and other public facilities. 
4. A condition is included with the approval that requires that all land shown on the approved development plan as common open space must be conveyed to trustees provided in the indenture establishing the association or similar organization for the maintenance of the planned unit development.
5. As a development with shared access and utilities, the frontage for signage is associated with the linear length of the northern property line. In the M-1 District, the maximum total signage area of all signs cannot exceed more than two times the front linear frontage of the lot.

Staff respectfully submits the following findings of fact for the proposed rezoning of the subject parcel to M-1, Light Industrial: 

1. The subject property is currently in Mankato Township and zoned AG, Agricultural. 
2. The subject property is proposed to be annexed into the City of Mankato, at which time its zoning will be assigned as T- Transition. 
3. The proposed amendment is consistent with the goals, objectives, and policies of the Comprehensive Land Use Plan, as adopted and amended from time to time by the City Council. The Land Use Plan identifies the subject property as Light Industrial, which is consistent with the proposal.
4. The proposed amendment is compatible with the overall character of existing development in the immediate vicinity of the affected property. Multiple properties located to the south are zoned as M-1, Light Industrial, but some are yet to be developed. These properties were previously subject to equivalent Land Use and Zoning amendments as proposed here. 
5. The applicant is proposing to extend municipal water, sanitary, and storm from existing services to the West of the property along 227th St as part of site development.

Staff respectfully submits the following findings of fact for the Conditional Use Permit:

1. The proposed use of a showroom is considered a Conditional Use in the M-1, Light Industrial zoning district.
2. The proposed use of a professional service office exceeding 10,000 Sq. Ft. in floor area is considered a Conditional Use in the M-1, Light Industrial zoning district.
3. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "Light Industrial".
4. The proposal does not interfere with or diminish the use of property in the immediate vicinity.  
5. The proposal does not cause undue traffic congestion. Temporary private access is proposed to be extended off of 227 Street until which time the adjacent western property is annexed and developed.
6. There are no known historical or architectural resources on the site. 
7. There is a natural and environmental feature on the site, a wetland. There are no impacts proposed, and the applicant intends to maintain the code required setbacks and provide wetland signage.
8. It will not cause a negative cumulative effect and effect on the City as a whole. 
9. To the extent known, the development conforms with all other applicable regulations of the district, and other applicable ordinances. 
10. The proposal will not jeopardize the public's health, safety, or general welfare. 

Staff recommends the approval of the final plat with the following conditions:

1. The applicant will coordinate addressing with the City of Mankato following annexation.
2. Future site access from the West shall conform to the standards of the MAPO Long Range Transportation Plan.
3. The applicant will agree to be a willing petitioner for any future road/street network improvements at such time as the property to the West (Hodapp property) develops.
4. Wetland signage shall be installed in accordance with standards provided by the City of Mankato.
5. Development of the property must conform to FAA Flight Zone standards. The Applicant shall confirm and comply with any approvals/permits needed in order to conform with Flight Zone C.
6. Payment in lieu of parkland dedication, in the amount of $40,161, shall be submitted prior to affixing signatures to a final plat for the development.
7. The property will be subject to water and sewer connection fees based on the City of Mankato assessment policy and fee schedule.

Staff recommends the approval of rezoning of the property from T- Transition, to M-1, Light Industrial.

Staff recommends approval of a planned unit development with the following conditions:

1.  The developer shall participate in a pre-construction meeting with city staff prior to construction beginning.
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 future replacement of the private road, storm water facilities, and private utilities activities prior to issuance of a building permit. The private road, storm water facilities, and utilities will be subject to private covenants and/or association agreements. The agreement shall be recorded with Blue Earth County and a recorded copy shall be submitted to the City of Mankato.
3. On-site lighting shall conform to the lighting standards in Mankato City Code, including but not limited to full-cut, fully shielded fixtures. Conformance shall include, but not limited to, all signage, building, and parking lot lighting.
4. Drainage easements for ditch system shall be fully accessible and traversable from Public ROW or publicly owned property with adequate space for maintenance operations. Slopes adjacent to the ditch and within the easement shall be designed such that maintenance may be performed without issue.
5. Applicant shall confirm whether any approvals/permits that are needed from the adjacent Railroad.
6. The applicant shall review the proposed sanitary force main connection with the Public Works. The City may require the developer to obtain disclosures from each tenant or purchaser regarding the potential adverse impacts from connection to the force main.
7. The wetland at the southern extent of the site shall be analyzed to determine a no-loss condition. A suitable impervious liner shall be considered within the southerly basin to prevent adjacent drawdown from the wetland.
8. Outside storage will be limited to the M-1 standards in Mankato City Code. The applicant shall screen all items stored outside from view from adjacent properties and rights-of-way.
9. A parking analysis shall be submitted with and updated for each new tenant. Parking demand for the uses shall not exceed the number of off-street parking provided. Use may be restricted in the development if parking is insufficient. All off-street parking stalls shall be striped and conform to dimension in the City of Mankato standards engineering plates.
10. Applicant shall submit a development signage plan that contemplates all businesses within the development. This shall include any shared monument sign, and building signage specifications and allowable sizes for possible tenants.
11. 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. This plan must be updated to reflect all approved signage within the greater development to ensure continued compliance.
12. Each individual suite will be required to have a building permit at the time of tenant build out.
13. Each individual Use shall conform to the Uses Permitted in the M-1 Zoning District. Each individual Use that seeks to operate a conforming Conditional Use in the M-1 Zoning District shall receive a Conditional Use Permit prior to occupancy.
14. Noise levels may not exceed the allowable MPCA standards and shall not be audible beyond the property lines.
15. Landscaping conforming to Mankato City Code shall be installed prior to any Certificate of Occupancy within the development.
16. The buildings/uses within the proposed planned unit development will not be issued a certificate of occupancy until all private drives, parking, and driving surfaces are completed and approved by the City of Mankato.
17. All areas upon the property intended to be used for parking/driving purposes shall be hard-surfaced.
18. Applicant shall provide a refuse plan for the site. Any refuse containers shall be fully enclosed in conformance with the Mankato City Code, or stored entirely within the buildings.
19. A snow storage plan shall be submitted and approved. Snow storage shall be in conformance with an approved plan.
20. Applicant shall provide a narrative detailing waste/ trash storage and disposal on-site prior to submittal of a building permit.
21. Applicant shall provide exterior elevations for the six-plex commercial condos and trash building prior to submittal of a building permit.
22. Applicant shall provide updated plans depicting the parcel boundary dimensions and required setbacks to submittal of a building permit.

Staff recommends approval of the Conditional Use Permit to allow the requested uses in the M-1, Light Industrial District with the following conditions:

1. The applicant shall provide bike parking that conforms to Mankato City Code.
2. This conditional use permit allows the following uses in the M-1 and PI District within this development (except for Adult Uses provided they comply with all other requirements of the Code): professional service offices larger than 10,000 sq. ft. of floor area, and warehousing & wholesale businesses. Any further uses within this development are subject to further review and approval. 
3. The applicant shall conform to the noise standards. Noise levels may not exceed the allowable MPCA standards and noises associated with said uses shall not be audible beyond the property lines. 
4. A building permit and a plan review must be conducted for each build-out and each proposed use.
5. If signage is desired, a sign permit shall be obtained prior to signage fabrication and installation and shall conform to Mankato City Code section 10.87. 
6. Parking stalls shall be hard-surfaced and striped.
7. All exterior finishes shall conform to the Mankato City Code.
8. Loading and unloading shall not interfere with the operation of adjacent uses. It shall not block parking spaces during operations of the businesses within the development and shall not occupy drive aisles required for ingress/egress to the development. 
9. The applicant shall have approval from the FAA prior to application for a building permit for each structure.