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 anticipated date of City Council action will be March 9, 2026. 

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 22nd, 2025. 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.

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 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

The Site Plan and Traffic Committee reviewed the request at their February 10th, 2026 meeting and the following comments were provided. The applicant subsequently replied, as shown in italics. 

1. Applicant shall submit to the City of Mankato the HydroCAD hydraulic modeling “model” used to support the drainage report. Applicant Response: HydroCAD hydraulic model is included with this response letter.
2. Applicant shall provide detailed storm sewer, outfalls, outlet control structures (if present), and pond grading plans. Applicant Response: Pond outlets consist of culverts and emergency overflows only. No outlet control structure is required. C0-20 Details sheet was added to the submittal which includes a general emergency overflow detail.
3. The applicant shall be aware that aisle depth between proposed 6-plex buildings shall be 26-ft. Applicant Response: The total parking bay width meets the city requirement of 63 feet. The parking stall striping is proposed to be 0.5 feet longer than the city requirement to visually make the aisle depth narrow to slow down traffic.
4. The applicant shall be aware that aisle depth between parking stalls for northern most parking lot shall be 26-ft. Applciant Response: The total parking bay width meets the city requirement of 63 feet. The parking stall striping is proposed to be 0.5 feet longer than the city requirement to visually make the aisle depth narrow to slow down traffic.
5. The applicant shall provide pavement typical sections. Applicant Response: C0-20 Details sheet was added to the submittal which includes typical pavement sections.
6. The property owner of The Station shall be a willing petitioner and willing to connect to city gravity sewer when the properties to the west develop, at which point the septic system will be removed. Applicant Response: Acknowledged. 
7. The applicant shall be aware that the watermain connection at CSAH 26 shall be a wet-tap connection. Applicant Response: Acknowledged
8. The applicant shall coordinate turn lane work on CSAH 26 with Blue Earth County. Applicant Response: Acknowledged
9. Applicant shall provide a landscaping plan that conforms to Mankato City Code. The applicant shall provide perimeter landscaping that screens parking areas from adjacent properties and landscaping to soften long expanses of building walls. Applicant may include perimeter landscaping as part of the phasing plan, as long as said landscaping is in-place prior to completion of each phase. Applicant Response:  Landscaping has been revised to screen the parking in front of the storage units. 
10. Applicant shall provide a Phasing Plan. Applicant Response: Phasing has been added to sheet C3-10.
11. Each phase shall of the proposed self-storage development shall be permitted separately and reviewed against Mankato City Code standards and any conditions of approval. Applicant Response: Acknowledged. 
12. All parking & driving surfaces shall be fully hard-surfaced and striped per each phase of development. Applicant Response: Acknowledged. 
13. Applicant shall provide exterior elevations and floor plans for each of the proposed self-storage unit styles. Applicant Response:See updated exterior elevation plans.
14. Applicant shall provide a narrative describing how refuse operations shall occur on site. Narrative shall outline coordination between the self-service storage units and Rickway carpet operations. Applicant Response: The self-storage units will not have onsite refuse. Refuse building will be for Rickway Carpet only. 
15. Applicant shall provide documentation for the maintenance of shared common spaces. Including, but not limited to, management of: landscaping, snow removal/storage, repair of amenities, lighting, liability, security, and access. A plan for property maintenance responsibilities shall be in place prior to issuance of a building permit. Applicant Response: Acknowledged
16. The applicant shall provide clarification regarding the feasibility of fire truck turning movements through the site. Notably, the applicant shall address any conflicts caused by insufficient space or off-tracking. Applicant Response: The image below shows there are no conflicts due to insufficient space. The potential conflicts were due to a plotting line weight.
17. All drive aisle and parking stalls shall conform to the City of Mankato Engineering Plates (plate 2700A, pdf pg. 45). Applicant Response: The total parking bay width meets the city requirement of 63 feet. The parking stall striping is proposed to be 0.5 feet longer than the city requirement to visually make the aisle depth narrow to slow down traffic.
18. Applicant shall clarify where the number of required off-street parking stalls for the Rickway carpet warehouse came from. Staff notes that the previous application for “The Station” utilized a different calculation. Applicant Response: The off-street parking numbers have been updated. The self-storage units are calculated at one per two units. The Rickway Carpet building is based on office and warehouse use, which matches what was previously submitted.
19. Applicant shall clarify the official plat recording status with Blue Earth County and make definitive action to record the preliminary and final plat with Blue Earth County prior to issuance of any building permit. Applicant Response: Acknowledged 
20. Applicant shall clarify the proposed building square footage provided for each proposed building and make any necessary corrections to proposed plans. Applicant Response: Acknowledged
21. Applicant shall clarify intent for the rear doors of the self-surface storage units. Will there be a slab, sidewalk, or other connection between the rear doors and the hard-surfaced common spaces? Applicant Response: There will be a stoop provided at the doors.
22. Applicant shall provide detailed exterior elevations and floor plans for each of the proposed self-storage unit building formats. Applicant Response: See updated exterior elevation plans.
23. Applicant shall provide elevations with detailed materials or a material sample board for proposed buildings. Applicant Response: See updated exterior elevation plans.
24. The applicant shall coordinate with City Staff regarding updated addressing for the proposed property. Applicant Response: Acknowledged
25. Applicant shall coordinate with Blue Earth County for any construction that is proposed to occur within the public right-of-way, including construction of roadway, grading, utilities, stormwater, lighting, and landscaping. Applicant Response: Acknowledged
26. Proposed plan shows that the northernmost private stormwater pond will encroach into Blue Earth County public right-of-way. The applicant shall work with Blue Earth County on any proposed work within their right-of-way. If coordination is not possible or Blue Earth County does not permit the encroachment, the applicant shall modify the proposed plan to provide a stormwater pond that does not encroach. Applicant Response: Acknowledged
27. Proposed photometric plan does not conform to Sec. 10-1774 of the Mankato City Code. Applicant shall provide an updated photometric plan that conforms to Mankato City Code Standards, including a maximum illumination at the property line of one-half footcandle. Applicant Response: See updated photometric plan
28. The applicant shall provide plans showing the intended future connection area and closure of the temporary access from 227th St. Applicant Response: The future connection has been added to the plan sheets 
29. The applicant shall provide plans showing the future connection to the West and decommissioning of the existing access. Applicant Response: The future connection has been added to the plan sheets.
30. Applicant shall pay notification fees and any outstanding fees in the online portal, if not already complete. Applicant Response: Fees have been paid.  
31. The applicant shall be aware of and abide by the following conditions included with the initial
    approval as follows: Applicant response: Acknowledged
    1. 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. 
    2. Future site access from the West shall conform to the standards of the MAPO Long Range Transportation Plan. 
    3. Wetland signage shall be installed in accordance with standards provided by the City of Mankato. 
    4. 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. The applicant shall have approval from the FAA prior to application for a building permit for each structure. 
    5. If not already completed, a payment in lieu of parkland dedication in the amount of $40,161 shall be submitted. 
    6. The developer shall participate in a pre-construction meeting with city staff prior to construction beginning. 
    7. 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. 
    8. 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. Conforming lighting shall be installed prior to issuance of a certificate of occupancy. 
    9. 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. 
    10. Applicant shall confirm whether any approvals/permits are needed from the adjacent Railroad. 
    11. 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. 
    12. Parking demand for the uses shall not exceed the number of off-street parking provided. All off-street parking stalls shall be striped and conform to dimension in the City of Mankato standards engineering plates. 
    13. If signage is desired, a sign permit shall be obtained prior to signage fabrication and installation and shall conform to Mankato City Code. 
    14. Applicant shall submit a development signage plan that contemplates all businesses within the development. 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. 
    15. Any proposed future uses outside of self-service storage shall require independent Conditional Use Permits. 
    16. Use of the self-service storage component of the development shall be exclusively limited to “self-service storage”. Any proposed future uses outside of self-service storage, shall require independent zoning review and potential Conditional Use Permits prior to change in use. 
    17. Noise levels may not exceed the allowable MPCA standards and shall not be audible beyond the property lines. 
    18. 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 for each phase of development. 
    19. All areas upon the property intended to be used for parking/driving purposes shall be hard-surfaced with each phase of development. 
    20. Applicant shall provide exterior elevations for the “trash building” prior to submittal of a building permit. 
    21. All exterior finishes shall conform to the Mankato City Code. 
    22. 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. 

AJK Mankato Holdings, LLC has submitted an application for 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.

The project involves the construction of 412 self-service storage units, organized into 14 separate buildings and completed in phases. This development is associated with the previously approved Rickway Carpet office, showroom, and warehouse building located to the north. The applicant does not 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 smaller units, and four single-sided buildings with additional smaller units.

The initial phase will include construction of the two six-unit buildings. The applicant has indicated that phased development will be coordinated to maintain adequate site circulation and hydrant coverage throughout the property.

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 approved Planned Unit Development (PUD).

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 36,400-square-foot warehouse, office, and showroom for Rickway Carpet, along with a 1,800-square-foot trash storage building on the northern portion of the property (Lot 1 of The Station Subdivision). On the central and southern portions (Lot 2), the applicant proposes 14 self-service storage buildings arranged around internal drive lanes and parking areas.

Exterior elevations for the six-unit buildings have been submitted. These structures will feature inward-facing layouts with striped parking stalls along the front. 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 is based on standards for self-service storage facilities. A total of 282 off-street parking stalls are proposed, including 275 standard stalls and seven accessible stalls. Of these, 7 spaces will serve the warehouse and 11 spaces will serve the office component of Rickway Carpet. The applicant also proposes a minimum of one stall per two storage units, consistent with City Code requirements. With 412 storage units, at least 206 stalls are required. 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.

A wetland has been delineated on the southernmost portion of the site, which currently receives stormwater from adjacent areas and the eastern ditch. The development will incorporate multiple private stormwater detention ponds, discharging to the existing ditch system along the southern, eastern, and western boundaries. The applicant has stated that discharge volumes to the eastern ditch will match existing conditions to preserve wetland hydrology. All site planning must comply with local environmental regulations, and best management practices will be implemented to protect the wetland and stormwater systems.

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, and 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.

Any outdoor storage will be limited to standards set forth in the M-1 zoning district and must be screened from adjacent properties and public rights-of-way. A narrative detailing waste storage and disposal will be required prior to PUD approval, and refuse containers must be fully enclosed or stored within buildings. Each phase of development will require a separate building permit.

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 nearest adequate water and sanitary services are located near Augusta Drive at Trail Creek Park, and there are currently no plans to extend these utilities eastward. The Rickway Carpet building will utilize a temporary septic system constructed in coordination with Blue Earth County. The applicant intends to connect to municipal utilities when they become available. Stormwater will be managed through on-site retention ponds that discharge to the adjacent ditch system.

Finally, 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. When adjacent properties to the west are developed, access will be modified to connect through the new subdivision. The applicant shows the proposed future westward connection. The temporary 227th St access will be removed in coordination with Blue Earth County after completion of the proposed connection. 

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

1. The proposed use as a self-service storage facility is considered a Conditional Use in the M-1, Light Industrial zoning district.
2. The proposed self-service storage facility, when implemented with the recommendations and in conformance with Mankato City Code, is in keeping with the comprehensive planning policies of the City, as the underlying land use plan identifies this parcel as "Light Industrial".
3. The proposal does not cause undue traffic congestion. Temporary private access is proposed to be extended off of 227th Street until such a time that the adjacent property to the west is annexed into the City of Mankato and subsequently developed.
4. 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 as well as provide wetland signage.
5. The proposal does not interfere with or diminish the use of property in the immediate vicinity.  
6. There are no known historical or architectural resources on the site. 
7. It will not cause a negative cumulative effect and effect on the City as a whole. 
8. To the extent known, the development conforms with all other applicable regulations of the district, and other applicable ordinances. 
9. The proposal will not jeopardize the public's health, safety, or general welfare. 

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's 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.
6. A payment in lieu of parkland dedication in the amount of $40,161 was included as a condition of approval with the previous submittal.

Staff recommends approval of the Conditional Use Permit to allow a self-service storage facility in the M-1, Light Industrial District with the following conditions:

1. The previously approved Conditional Use Permit, approved on September 22nd, 2025, shall remain fully in-place and all conditions of approval associated with said Conditional Use Permit must still continue to be met.
2. Use of the self-service storage component of the development shall be exclusively limited to “self-service storage”. Any proposed future uses outside of self-service storage shall require independent zoning review and a potential Conditional Use Permit prior to any change in use.
3. Each phase of the proposed self-service storage development shall be permitted separately and reviewed against Mankato City Code standards and any conditions of approval.
4. All exterior finishes shall conform to the Mankato City Code.
5. Self-service storage shall be limited to interior storage only and shall not, at any point, be extended to include exterior storage without prior review and approval by City Staff.
6. Self-service storage units shall, in all cases, remain as unconditioned, non-habitable spaces that shall, in no circumstances, be utilized for residential or hazardous occupancy, as defined by Minnesota State Building Code. 
7. The applicant shall provide a Phasing Plan for the proposed development of self-service storage units.
8. Applicant shall provide plans for each proposed self-service storage building. Plans shall include exterior elevations, floor plans, material sample boards, and any other relevant data. 
9. Applicant shall clarify intent for the rear doors of the proposed self-surface storage units and how they intend to operate as unit access. 

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

1. The applicant shall coordinate with City Staff for updated addressing associated with the proposed development. The address assigned to the Rickway Carpet building shall remain as 1151 Station Trail.
2. The proposed uses of the subject property 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.
3. The applicant shall agree to be a willing petitioner for any future road/street network improvements at such time as the property to the West (currently identified as the Hodapp property) develops.
4. Future site access from the west shall conform to the standards of the MAPO Long Range Transportation Plan.
5. The property owner(s) of all those areas contained within the “The Station” planned unit development, shall be a willing petitioner and be willing to connect to City gravity sewer at such time as properties to the west develop, at which point the private septic system shall be removed in coordination with Blue Earth County.
6. Wetland signage shall be installed in accordance with the standards provided by the City of Mankato.
7. 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. The applicant shall have approval from the FAA prior to application for a building permit for each structure.
8. All off-street parking stalls and areas of development intended to be used for parking/driving purposes shall be hardsurfaced, striped, and shall conform to the dimensions of the City of Mankato standard engineering plates (plate 2700A, pdf pg. 45). Parking demands for the uses shall not exceed the number of off-street parking stalls provided.
9. 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. No vehicle shall be left unattended within any area not designated for parking or loading/unloading.
10. The applicant shall provide bicycle parking equal to 5% of the total number of automobile off-street parking spaces provided. Bicycle parking provided for the planned unit development shall conform to Mankato City Code Sec. 10-1628.
11. 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. Conforming lighting shall be installed prior to issuance of a certificate of occupancy.
12. Drainage easements for the 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.
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 by adjacent properties and rights-of-way. Screening shall conform to City of Mankato Landscaping & Screening standards.
14. If signage is desired, a sign permit shall be obtained prior to signage fabrication and installation, and shall conform to Mankato City Code Chapter 10, Article X, Division 7.  
15. Applicant shall submit a development signage plan that contemplates all businesses within the development. 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 any monument signage. This plan must be updated to reflect all approved signage within the greater development to ensure continued compliance.
16. The applicant shall submit and record a maintenance plan for all private areas, utilities, ponds, shared signage, and drives. The document shall address financing of maintenance and future replacement of the private road, storm water facilities, and private utilities 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.
17. Applicant shall provide a landscaping plan that conforms to the Mankato City Code. The applicant shall provide perimeter landscaping which screens parking areas from adjacent properties and shall provide landscaping to soften long expanses of building walls. The applicant may include perimeter landscaping as part of the phasing plan, as long as said landscaping is in-place prior to completion of each phase. Landscaping for each phase shall be installed prior to any Certificate of Occupancy within the larger Planned Unit Development.
18. 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 per Mankato City Code standards and approved, for each phase of development.
19. 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. Applicant shall provide exterior elevations for the “trash building” prior to submittal of a building permit.
20. Applicant shall coordinate with Blue Earth County for any construction that is proposed to occur within the public right-of-way, including construction of roadway, grading, utilities, stormwater, lighting, and landscaping.
21. The watermain connection at CSAH 26 shall be a wet-tap connection. This shall be explicitly stated in the approved utility plans. 
22. The applicant shall be aware that the HydroCAD hydraulic modeling "model" used to support the draining report, detailed storm sewer, outfalls, and pond grading plans are all actively under review by the City of Mankato Engineer. The applicant shall make any necessary modifications and provide any updated documentation needed in order to meet the recommendations and standards provided by City Staff. This shall be accomplished prior to issuance of a building permit.
23. The applicant shall coordinate turn lane work on CSAH 26 with Blue Earth County. The applicant shall submit typical pavement sections for the proposed turn lane to Blue Earth County for review and approval.
24. Snow storage shall be utilized per the approved snow storage plan provided by the applicant.
25. Applicant shall confirm whether any approvals/permits are needed from the adjacent Railroad prior to issuance of a building permit.
26. The developer shall participate in a pre-construction meeting with city staff prior to construction beginning.
27. The applicant shall provide updated plans that do not include encroachment of a private stormwater pond into Blue Earth County public right-of-way. The applicant shall work with Blue Earth County on any proposed work within their right-of-way. Applicant shall provide proof of an agreement with Blue Earth County to allow any such encroachment into the ROW prior to issuance of a building permit.
28. The applicant shall fully record the official plat of the subject property with Blue Earth County prior to issuance of any building permit.