CY05-26

Request of AJK Mankato Holdings, LLC for a conditional use permit to allow self-service storage units in the M-1, Light Industrial, zoning district and for a planned unit development to allow shared flexibility for multiple buildings, shared utilities, and a shared roadway network to serve the proposed development. 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, to be described as Lots 1 and 2, The Station Subdivision (Blue Earth County PID R430903200005/ R010903200005).   

The applicant is AJK Mankato Holdings, LLC.

The applicant is requesting a conditional use permit to allow self-service storage units in the M-1, Light Industrial, zoning district and for a planned unit development to allow shared flexibility for multiple buildings, shared utilities, and a shared roadway network to serve the proposed development.

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, to be described as Lots 1 and 2, The Station Subdivision (Blue Earth County PID R430903200005/ R010903200005). 

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 zoned as M-1, Light Industrial. Rezoning of the subject property from T, Transition to M-1 was approved by City Council on October 14th, 2025. 

This property was previously reviewed for Annexation, Final Plat, Rezoning, and a Conditional Use Permit as CY35-25 in the July 2025 Planning Commission Cycle. The Annexation, Final Plat, and Conditional Use Permit were then reviewed and approved by City Council on September 22^nd. Rezoning of the subject property was subsequently approved by City Council on October 14^th, 2025. Before this, 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 delineated on the southernmost extent of the subject property. Delineated wetland boundaries are shown on the plat.

It is the intention of the development, that at such a time that sufficient City water and sanitary sewer utilities are constructed within feasible proximity to the site, the development will be modified to tie into these services. The nearest adequate water and sanitary service is located at the current termination of Augusta Drive, near Trail Creek Park. At this time, there are no plans to extend these services further eastward. The utilities proposed to be constructed with this development are only to serve as temporary services until such time that services can be extended to the site. Storm water will be directed to a series of stormwater retention ponds on site. The retention ponds will then outlet into the adjacent ditch located along the southern and western boundaries of the site. 

For the Rickway Carpet building, water service will temporarily connect to the site via a connection to existing water utilities along 227th Street. It is noted that the existing water service at 227^th Street is not adequate to serve development beyond the Rickway Carpet building and hydrants.
Future permanent utility services would only be available with development of adjacent properties and extension of existing services from the south and west. The Rickway Carpet building will be served by connection to a temporary septic system that the applicant will work with Blue Earth County to construct within the greenspace west of the proposed Rickway Carpet building.

The previous approval was modified due to the lack of adequate water and sanitary sewer services to serve the proposed development. This proposal now reflects a reduced need for water and sanitary services.

The applicant, AJK Mankato Holdings, LLC. is requesting a conditional use permit to allow self-service storage units in the M-1, Light Industrial, zoning district and for a planned unit development to allow shared flexibility for multiple buildings, shared utilities, and a shared roadway network to serve the proposed development.

The applicant intends to construct 412 self-storage units that will be phased and arranged into 14 separate buildings. This development is in association with the previously approved Rickway Carpet office, showroom, and warehouse building to the north. The applicant does not propose to amend approved plans for the Rickway Carpet building, only the transition from the proposed commercial condo units to self-storage units. The applicant proposes three different building types, with two six-plex self-storage buildings with large units, eight multi-sided buildings with many smaller units, and four single-sided buildings with a plethora of smaller units.
 
The applicant proposes to construct both six-plex buildings as the first phase of the self-storage development. The applicant states that phased construction of the self-storage units will be coordinated to ensure acceptable circulation throughout the site and hydrant coverage.

Previous Approval & Amendments:

The subject property was recently reviewed for Annexation, Final Plat, Rezoning, and a Conditional Use Permit in the July 2025 Planning Commission Cycle and subsequently approved by City Council.

As a result of available utility services, the property owner modified the proposal to exchange the originally proposed commercial condo units, which would be served by water and sanitary sewer, with self-service storage units that would not require individual water and sanitary hook-ups. The proposed self-service storage units reflect this transition in use. The applicant does not propose to make further modifications to the other aspects of the Planned Unit Development area.

Conditional use permit:

The applicant is seeking a Conditional Use Permit to allow for self-service storage units in the M-1, Light Industrial District. The proposed use as a self-service storage facility is a considered a conditional use in the M-1 Light Industrial District, hence the need for a Conditional Use Permit.

The applicant proposes to continue with approved plans to construct a 36,400 Sq. Ft. warehouse, office, and showroom for Rickway Carpet and a 1,800 Sq. Ft. trash storage building on the northern portion of the subject property (Lot 1 of The Station Subdivision). On the central and southern portion of the subject property (Lot 2 of The Station Subdivision), the applicant proposes to construct 14 self-service storage buildings in phases, for a total of 412 self-storage units. These self-service storage units will be arranged toward an internal drivelane and parking area.

Exterior elevations for the 6-plex buildings have been provided. The six-plex buildings will be inward-facing with stripped parking stalls along the front of each building. Exterior finishes will include insulated metal wall panels, a stone wainscot, pre-finished metal roof panels, and metal overhead garage doors. 

Floor plans for the 6-plex self-service storage buildings have been provided. Each unit within the 6-plex will be slab-on-grade and will have a large overhead door, front entry door and rear entry door. As self-service storage, the units will not be outfitted with sewer or water hookups.

Parking:
Proposed parking for the self-storage units is based on self-storage use. A total of 282 off-street parking stalls are proposed to be constructed as part of the development. 275 standard stalls and 7 accessible stalls. The applicant proposes 55 spaces for the warehouse and 11 spaces for the office space that serves Rickway Carpet. The applicant also proposes to provide a minimum of one stall per two storage units. Per Code, these stalls may be provided in the space adjacent to each storage unit. With 412 self-service storage units, a minimum of 206 off-street parking stalls must be provided. The applicant states that they are required to provide 272 off-street parking stalls. Based on the provided proposal, the proposed parking will be sufficient to serve the development.

The applicant has also provided turning movements for the City of Mankato’s Ladder Fire Truck as it circulates throughout the proposed development.

Wetland:
A wetland was delineated on the southernmost portion of the site. This wetland receives stormwater from the adjacent area to the north and the ditch along the east edge of the subject property. The proposed development will be designed to detain stormwater in multiple private ponds. The stormwater will then be discharged to the existing ditch system along the southern, eastern, and western boundaries of the site. The applicant states that “the volume of stormwater discharge to the eastern ditch will match existing conditions to ensure the existing wetland hydrology is maintained.” Any proposed or future site planning must comply with local environmental regulations, and stormwater BMPs shall be implemented to preserve the wetland and existing stormwater systems.

Planned Unit Development:

A Planned Unit Development is being sought to allow shared flexibility for multiple buildings, shared utilities, and a shared roadway network to serve the proposed development. The applicant is requesting this flexibility in order to provide the operation of self-service storage in collaboration with the previously approved Rickway Carpet warehouse, office, and showroom with shared access-ways and utilities in the M-1 Zoning District.

The proposed project is a 13.39-acre planned unit development intended for the proposed phased 412-unit rentable self-service storage development in addition to the Rickway Carpet warehouse, office, and showroom.

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 any private utilities. The applicant shows the proposed on-site snow storage areas within the grassy area along the eastern and southern boundaries of the self-storage area.

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 a 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.

Any potential outside storage will be limited to the M-1 standards in Mankato City Code. The applicant will be required to screen all items stored outside from view of adjacent properties and rights-of-way.

A narrative detailing waste/ trash storage and disposal on-site will need to be provided prior to approval of the Planned Unit Development. Any refuse containers shall be fully enclosed in conformance with the Mankato City Code, or stored entirely within the buildings. Each individual phase will be required to submit a building permit.
 
Utilities:
For the Rickway Carpet building, water service will temporarily connect to the site via a private connection to the existing public water main along 227th Street. The private water main will loop through the self-service storage units and serve to provide hydrant coverage to the non-sprinkled self-storage units. Future permanent utility services would only be available with development of adjacent properties and extension of existing services from the south and west. The nearest adequate water and sanitary service is located at the current termination of Augusta Drive, near Trail Creek Park. At this time there are no plans to extend these services further eastward.

The Rickway Carpet building will be served by connection to a temporary septic system that the applicant will work with Blue Earth County to construct within the greenspace west of the proposed Rickway Carpet building. It is the intention of the development, at the time that sufficient City water and sanitary sewer utilities are constructed within a feasible proximity to the site, that the development be modified to tie into these services. The utilities proposed to be constructed with this development are only to serve as temporary services until such time that services can be extended to the site.

Storm water will be directed to a series of stormwater retention ponds on site. The retention ponds will then outlet into the adjacent ditch located along the southern and western boundaries of the site.

Future Site Access:

During the previous approval process, it was conditioned that the proposed access off of 227th St would only exist as temporary access. This is as Blue Earth County intends to limit access off of 227th Street within this area. At the time when adjacent properties to the west develop, access to the subject property will be modified to ensure connection through any adjacent subdivision to the west.