CY10-26

Request of ISG, on behalf of the owner, Front Street Plaza, LLC, for a conditional use permit to allow for the redevelopment of the subject properties to include retail, office, residential and shared parking spaces and contain apartments on floors 2-6 of the proposed new building and restaurant spaces; and for a certificate of design compliance to allow a new structure and redevelopment in the Downtown Gateway Overlay District. The subject properties are described as, Parcel 1: Lots 1, 2, 3, 13, 14 and 15 of Auditor's Plat No. 5 Mankato with exceptions; AND, Parcel 2: Easterly 157 feet of the northerly 22 feet of Lot 4 and also the easterly 143 feet of the middle 22 feet of said Lot 4 in Block 1, Warren's Addition to Mankato; otherwise also described as Lot 4 of Auditor's Plat No. 17 and light well on Lot 5 of said Auditor's Plat No. 17; AND,  Parcel 3: Outlot B, Pike Street Subdivision No. 3, City of Mankato, Blue Earth County, Minnesota; AND, Parcel 4: Lots 5 and 6, and the vacated alley adjacent thereto, of Auditor's Plat No. 17, Rearrangement of part of Auditor's Plat No. 5, City of Mankato; AND, Parcel 5: Lot Twelve (12), Auditor's Plat #17, Re-Arrangement of part of Auditor's Plat #5, except: All that part of Lot No. 12 lying East of Southerly extension of Westerly line of Lot No. 8, both of said lots being in the City of Mankato and according to Auditor's Plat #17; AND, Parcel 6: That part of Lot Sixteen (16), Auditor's Plat #17, Rearrangement of Auditor's Plat #5, and Lot Twenty-one (21), Auditor's Plat #17, Re-Arrangement of Part of Auditor's Plat #5, according to the Plat thereof; AND, Parcel 7: the Westerly 48 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor’s Plat No. 5, Mankato, of Block 84, Bruner’s Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 8: Lot 7, Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5; AND, Parcel 9: Lot Eight (8), Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5 and Part of Lots Nine (9) and Ten (10) Auditor's Plat No. 5 and a part of Lot Twelve (12) Auditor's Plat No.17 and All that part of Lot 9 according to Auditor's Plat No. 5 lying West of the southerly extension of the westerly line of Lot No. 8, according to Auditor's Plat No. 17; AND, Parcel 10: The Easterly 92 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor’s Plat No. 5, Mankato, of Block 84, Bruner’s Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 11: Outlot A, Warren Street Subdivision; AND, Parcel 12: Outlot A, Pike Street Subdivision No. 3, City of Mankato; AND, Parcel 13: part of Lot 14, Auditor's Plat No. 5, on file and of record with the Blue Earth County Recorder, described as: Commencing at the southeasterly corner of Lot 5, Block 9, City of Mankato by E.D. Bruner, according to the plat thereof on file and of record with the Blue Earth County Recorder, all being in City of Mankato, Blue Earth County, Minnesota  (All those lands lying between Warren Street, South Front Street, Liberty Street and Riverfront Drive. 
 

The applicant is ISG, on behalf of the owner, Front Street Plaza, LLC. 

The applicant is seeking a conditional use permit to allow for the redevelopment of the subject properties to include retail, office, residential and shared parking spaces and contain apartments on floors 2–6 of the proposed new building and restaurant spaces; and for a certificate of design compliance to allow a new structure and redevelopment in the Downtown Gateway Overlay District.

The development is proposed to occur on the city block between Riverfront Dr. and Front St. and Warrent St. and Liberty St. 

The subject properties are described as, Parcel 1: Lots 1, 2, 3, 13, 14 and 15 of Auditor's Plat No. 5 Mankato with exceptions; AND, Parcel 2: Easterly 157 feet of the northerly 22 feet of Lot 4 and also the easterly 143 feet of the middle 22 feet of said Lot 4 in Block 1, Warren's Addition to Mankato; otherwise also described as Lot 4 of Auditor's Plat No. 17 and light well on Lot 5 of said Auditor's Plat No. 17; AND,  Parcel 3: Outlot B, Pike Street Subdivision No. 3, City of Mankato, Blue Earth County, Minnesota; AND, Parcel 4: Lots 5 and 6, and the vacated alley adjacent thereto, of Auditor's Plat No. 17, Rearrangement of part of Auditor's Plat No. 5, City of Mankato; AND, Parcel 5: Lot Twelve (12), Auditor's Plat #17, Re-Arrangement of part of Auditor's Plat #5, except: All that part of Lot No. 12 lying East of Southerly extension of Westerly line of Lot No. 8, both of said lots being in the City of Mankato and according to Auditor's Plat #17; AND, Parcel 6: That part of Lot Sixteen (16), Auditor's Plat #17, Rearrangement of Auditor's Plat #5, and Lot Twenty-one (21), Auditor's Plat #17, Re-Arrangement of Part of Auditor's Plat #5, according to the Plat thereof; AND, Parcel 7: the Westerly 48 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor’s Plat No. 5, Mankato, of Block 84, Bruner’s Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 8: Lot 7, Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5; AND, Parcel 9: Lot Eight (8), Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5 and Part of Lots Nine (9) and Ten (10) Auditor's Plat No. 5 and a part of Lot Twelve (12) Auditor's Plat No.17 and All that part of Lot 9 according to Auditor's Plat No. 5 lying West of the southerly extension of the westerly line of Lot No. 8, according to Auditor's Plat No. 17; AND, Parcel 10: The Easterly 92 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor’s Plat No. 5, Mankato, of Block 84, Bruner’s Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 11: Outlot A, Warren Street Subdivision; AND, Parcel 12: Outlot A, Pike Street Subdivision No. 3, City of Mankato; AND, Parcel 13: part of Lot 14, Auditor's Plat No. 5, on file and of record with the Blue Earth County Recorder, described as: Commencing at the southeasterly corner of Lot 5, Block 9, City of Mankato by E.D. Bruner, according to the plat thereof on file and of record with the Blue Earth County Recorder, all being in City of Mankato, Blue Earth County, Minnesota (All those lands lying between Warren Street, South Front Street, Liberty Street and Riverfront Drive). 

The property currently has a mix of commercial, retail, and residential units with associated parking areas. 

The property is zoned CBD-F, Central Business District-Fringe. 

A Preliminary Plat of the subject property was reviewed and recommenced for approval with conditions by the Planning Commission at their February 25, 2026, meeting. The City Council reviewed the Preliminary Plat at their March 9, 2026, meeting.

The site falls within FEMA's "Catastrophic Levee Failure" ESA Zone. There are no known wetlands within the subject property.

The property is currently served by public utilities. The applicant proposes to connect to existing utilities within S. Front Street & Warren Street. The applicant will be required to cap/abandon any unused utility services back to the main.
The applicant proposes to construct an underground stormwater treatment basin with associated stormwater services on the western portion of the subject property. 

The City Code pertaining to the CBD-F, Central Business District-Fringe may be viewed at the following link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV5CCEBUDIIN

Mankato City Code Chapter 10, Article V, Division 9. Downtown Gateway Overlay District standards and the Certificate of Design Compliance standards can be found at this link:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV9GTGAOVDI_SDIIDGDOGAOVDI

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. The plan submitted does not conform to the standards for a Certificate of Design Compliance.  The applicant shall review the standards set forth in the Urban Design Guidelines, specifically, Principles 3, 4, 5, 6, 7, 8, and 10. Staff would be willing to further discuss this issues following your March 16 meeting with Ms. Draper. 
2. The applicant shall provide an updated plan for the sidewalk area along Warren Street that better coordinates with the Front Street corridor and provides increased pedestrian safety through the use of buffer zones. ISG Response: We are revising the design to have the loading/unloading zone on the north side of Liberty Street as suggested by city staff.
3. Applicant must provide a full set of updated plans that ensure full consistency across each plan. The existing submittal contains many inconsistencies. ISG Response: See attached full set of updated plans.
4. The applicant shall submit a plan to screen the parking in the surface parking area. ISG Response: Landscape screening is shown on sheet C5-10 and is continuous along surface parking. Sea Green Junipers are proposed to provide year-round screening at a consistent 4’ height once fully grown. 
5. Applicant shall provide detailed plans of the proposed exterior refuse enclosure. The enclosure must conform to City Code, including landscaping as required per Sec. 10-1743. Plans shall detail the location of any grease disposal for the restaurant. ISG Response: Proposed exterior refuse enclosure will conform to City Code. Grease disposal will be located in the exterior refuse enclosure.
6. Applicant must provide the proposed bike locker capacity shown and floor plans for the space. ISG Response: A minimum of 75 bicycle spaces will be provided within the residential bike storage room.
7. Applicant shall provide refuse truck turning movements. ISG Response: Refuse truck turning movements have been added to sheet C3-00.
8. Applicant shall provide an exhibit demonstrating proposed mechanical equipment locations and any required screening. Mechanical Equipment placements must conform to Mankato City Code. Rooftop mechanical equipment shall conform to Sec.10-1745 of the Mankato City Code. ISG Response: The building elevations and section show roof top units and call out a factor-finish metal screening to match building facade for all roof top mechanical units exceeding 6 feet in height. Mechanical equipment placement and screening will conform to city code.
9. The applicant shall provide an amenities plan for residents, particularly within the terrace area. ISG Response: The private outdoor amenity deck will include a fenced in dog area with hose bib and waste receptacle for cleaning pet refuse, pergola, grill, fireplace, seating and open space. Refer to sheet C3.
10. The applicant will need to coordinate with Public Safety well prior to beginning construction to ensure that the proposed construction does not impact public safety operations. ISG Response: Acknowledged. This will be determined prior to building permit.
11. Staff request clarification as to what is intended with the proposed stormwater treatment basin, particularly the “salvaged existing system to be reused” statement included within the plans. ISG Response: There will be no salvaged system as shown on the utility plan. This note has been removed from the Proposed Drainage Map in the Stormwater Memorandum.
12. Applicant shall provide planting details for the proposed landscaping plan in accordance with Mankato City Code. ISG Response: Refer to added sheet C5-20.
13. The applicant shall submit information address common area maintenance of the buildings and common areas. ISG Response: Acknowledged. This will be submitted prior to building permit.
14. Applicant shall submit an application for a License to Encroach that covers all proposed encroachments. This shall be requested for, and in place, prior to, or in conjunction with, the council review for the variance application.  The application shall include an updated encroachment map. ISG Response: License to Encroach application will be submitted via the city online portal prior to the Council review of the variance application.
15. Applicant shall specify all proposed material finishes, including specific products, manufacturers, product sizes, product installation orientation, product finishes (i.e. precast concrete) and product specific colors (for that specified product). ISG Response: See updated material board selections.
16. Applicant shall provide a Hydrant coverage map. ISG Response: See attached hydrant coverage map.
17. Applicant shall provide an ADA site circulation plan for the development including the Right Of Way areas. ISG Response: ADA routes from accessible stalls to public R.O.W have been added to sheet C3-00. All public walks will be accessible.
18. Applicant shall provide window washing plans that detail actual utilization intentions. ISG Response: Per Minnesota Building Code Section 1305.3114, windows located 38 feet or higher above an associated work surface must be provided with a safe window cleaning method in accordance with ANSI/IWCA I-14.1. The buildings in the proposed development will incorporate roof-mounted window cleaning anchor points/davits to allow professional window-washing contractors to safely access and clean exterior glazing from the roof using ropedescent systems.
19. Applicant shall be responsible for any noise or light complaints from or by the development. ISG Response: Acknowledged.
20. Parking demand for the redevelopment shall not exceed the number of off-street parking provided per Mankato City Code. The applicant shall petition for the property to become part of the Downtown Parking District if the property does not conform. ISG Response: The development is providing the number of off-street parking per Mankato City Code.
21. Applicant shall be subject to SAC & WAC fees based on the City of Mankato assessment policy and fee schedule. ISG Response: Acknowledged.
22. Applicant shall provide clarification regarding the availability of the ramp for public usage. ISG Response: Market rate public parking will be allowed from 7am-5pm. There will be reserved residential parking between 5pm-7am, with remaining stalls available to the public.
23. Due to the proposed street and parking closures, the applicant shall provide a plan detailing how they intend to provide alternative parking during the closure and ensure the most minimal impact the street and parking areas. ISG Response: Street closure along Front Street will be temporary for utility hook-ups. The public parking stalls along the east side of Front Street will remain open during construction except for occasional deliveries and installations that will require a short-term closing of a few stalls. These parking closings will be communicated with the local business prior to the work being performed.
24. Staff recommend that a signage plan is submitted in conformance with Urban Design Framework Manual. ISG Response: A signage plan conforming to the Urban Design Framework Manual will be submitted with the tenant buildout plans.
25. The applicant shall provide a narrative stating that the applicant understands that an occupancy restriction will be in place based on the proposed phasing of the project and that they agree to not occupy any of the Phase I spaces until Phase 2 is completed with all of the required parking. The City will withhold any certificate of occupancy for the property until all of the required parking is completed. ISG Response: Acknowledged. It is anticipated that the office and mixed-use building structures will be constructed first. During the interior construction of those buildings, the parking ramp will be constructed. The two phases were in regard to construction sequencing. The development will be constructed in one phase.
26. Applicant shall provide an updated Variance exhibit that visibly displays the lot coverage calculation areas. ISG Response: The building has been pulled away from the Riverfront ROW to accommodate the 8-foot sidewalk width. This has reduced the overall building lot coverage to 75%, eliminating the need for a variance.
27. The applicant shall work with Kurt Klinder of the Mankato City to determine development addressing and vacate the existing addresses. ISG Response: Acknowledged.
28. Applicant shall be aware that loading and unloading shall not interfere with the operation of adjacent uses or roadways. It shall not block parking spaces within development nor shall it block street parking and shall not occupy drive aisles required for ingress/egress to the development. ISG Response: Acknowledged.
29. A minimum of a 26’ drive aisle depth shall be maintained for the surface parking lot. The applicant shall provide updated plans that meet the minimum drive aisle depth. ISG Response: The total required parking bay width of 63 feet is provided. Stall striping of 19 feet is preferred to visually make the drive lane smaller and slow vehicles down.
30. Proposed ramp shall be sufficiently lit to ensure safety of tenants, including the under-ramp storage area. ISG Response: Acknowledged.
31. Applicant shall provide details on the proposed screening of the off-street loading area located along Liberty Street. See code for required off-street parking screening requirements. ISG Response: Per the Liberty Street elevation, a 6 ft high wall has been provided as well as architectural perforated metal screening above the wall to further provide architectural interest and screening of the loading bay.
32. The applicant shall submit a construction logistics plan addressing construction activity and contractor parking, including documented use and authorization of off-site parking lots. The updated logistics plan shall allow access for emergency vehicles to the block of South Front Street. ISG Response: A construction logistics plan can be made available upon request. (Nathan Hermer noted, in an email, that an updated construction activity plan would not be submitted at this time) Contractor parking will be located on the proposed construction site in the Construction Laydown Area and / or in the public parking ramp across Warren Street. Near the end of the project the subcontractors will park in the recently completed parking ramp.
33. The applicant shall be aware that separate meters will be required for residential and commercial usage. ISG Response: Acknowledged.
34. Applicant shall be aware that it is the City of Mankato’s position that no truck activities (loading/unloading) shall take place on South Front Street. ISG Response: Acknowledged. No loading/unloading is proposed on South Front Street.
35. The applicant shall provide a waste management plan for any pet-related services that may be provided on site. ISG Response: A hose bib and waste receptacle will be provided at the pet area. Residents will be encouraged to use both after using the pet area facility. Maintenance staff will also be responsible for daily cleaning.
36. The applicant shall determine whether they would like to petition to join the Downtown Special Service District for maintenance. ISG Response: Acknowledged. This will be determined prior to building permit.
37. The applicant shall provide a ramp cleaning plan in accordance with applicable federal, state, and local laws. ISG Response: Acknowledged. This will be provided prior to building permit
38. The applicant shall address all utility, traffic, and loading comments with the City Engineer. The applicant and City Engineer shall determine the Including the following timing of submission of the following items:
    1. Applicant shall respond and address Engineering’s staff comments on the traffic memo, particularly the need for collection of existing volume counts, tabulation of queue lengths and confirmation of new trips. ISG Response: We will work with engineering staff to address comments regarding the traffic memo.
    2. Staff recommend that the proposed loading zone be removed from the south side of Warren Street. The Warren Street study (2020) recommends a revised future cross-section for Warren Street and adding an additional new loading zone will cause issues with the feasibility and implementation of these future improvements. ISG Response: We are removing the loading/unloading zone from the south side of Warren Street.
    3. Staff recommend that the proposed loading zone be located along the north curb line of Liberty Street.  Liberty Street is a better candidate for a loading zone as it has significantly less volume and could function as a time restricted loading zone to still provide for parking during non-loading hours. ISG Response: We have relocated the loading zone to Liberty Street as staff suggested.
    4. Applicant shall review sight triangle at intersection of Warren St and S Riverfront Dr and location of the proposed building to ensure sufficient operational sight distance. ISG Response: According to Chapter 5, Sec. 5-20, the sight triangle is shown on sheet C3-00. Further evaluation of vehicular or pedestrian sight distances will be performed.
    5. Applicant shall respond and address Engineering’s staff comments on the Stormwater Management Report. ISG Response: Acknowledged. Engineering comments and design will be coordinated with the city engineer.
    6. The applicant shall provide proof of concept and supporting calculations of the underground treatment mechanism as design progresses. ISG Response: Acknowledged. Engineering comments and design will be coordinated with the city engineer.
    7. Engineering Staff recommend discharging site stormwater to Liberty Street if elevations are supportive of implementing. Capacity and documented inundation at Warren/Riverfront pose risk to private infrastructure. ISG Response: Outlet elevations will be reviewed and coordinated with city engineer.
    8. The applicant shall revise existing conditions hydraulic modeling to include an accurate assessment of current landuse, accounting for existing pervious surfaces present on the southwestern quadrant of the site. An evaluation of the existing inlet capacity, ponding, and bypass flows shall also be analyzed in full. ISG Response: Acknowledged. Final hydraulic modeling with be submitted with building permit.
    9. The applicant shall be aware that City Staff conducted a field walk to observe conditions of the existing storm sewer following written concern of demolition and removal from adjacent property owners, citing water still flows through this infrastructure. Staff observed bulkheads and an absence of water in the system. ISG Response: Acknowledged.
    10. The applicant shall remove all existing storm sewer and bulkhead existing pipes at the limits of construction. Where disturbance limits impact public right-of-way, storm sewer shall be removed (or replaced) to the greatest extent possible. ISG Response: Acknowledged.
    11. The applicant shall be aware that casing will be required on any proposed storm sewer within the structural zone of influence, in accordance with building codes and LRFD Bridge and Structural Design Manual. ISG Response: Acknowledged.
    12. The applicant shall be aware that the City is discussing the possibility of a maintenance agreement for the underground treatment. ISG Response: Acknowledged.
    13. Existing Emergency Vehicle Preemption (EVP) on Liberty Street for Riverfront Emergency Signal shall be required to be protected in place. ISG Response: Acknowledged.
    14. Applicant shall further detail and clarify the encroachment plan.  The extent of the encroachments both width and depth from the right of way line, should be fully detailed and dimensioned. Proposed and existing utilities should be shown to ensure proper maintenance work including replacement of the pipe can occur without impacting the building structure. ISG Response: License to Encroach application will be submitted via the city online portal prior to the Council review of the variance application.
    15. Proposed development with food preparation and service shall have proper fat oil and grease separator designed as part of the utility plan. ISG Response: Fat oil and grease separator will be included in the final utility design.
    16. Applicant shall provide for a minimum 8-foot sidewalk along east side of S Riverfront Drive. ISG Response: Building design has been revised to accommodate an 8-foot public sidewalk that will encroach into private development.
    17. Applicant shall be aware that the existing storm sewer system downstream of the project site is susceptible to high intensity rainfalls (e.g. June 2024 event) and flooding does occasionally occur in this area of town.  Staff recommend the proposed project design and storm sewer system include best management practices and provisions to minimize risk when flows exceed the local storm sewer system.  Of particular concern is the lower levels of the proposed parking structure which may be located below the hydraulic grade line of the storm sewer system.  The applicant should consider how these areas would respond to periodic flooding and propose solutions to minimize risk and ensure safety. ISG Response: Acknowledged.
    18. Applicant shall be aware that the existing sanitary sewer system downstream of the project site is susceptible high flows.  Larger capacity pipes in the area routinely run full with hydraulic grade lines above the pipe.  Staff recommend the proposed project sanitary sewer system include best management practices and provisions to minimize risk (e.g. service backflow preventors). ISG Response: Acknowledged.
    19. Applicant shall be encouraged to consider utilization and activation of the Front Street right of way via streetscape and similar type amenities to ensure that this development contributes to the success of Front Street as a pedestrian oriented downtown destination. ISG Response: The public streetscape will include landscaping as shown on sheet C5-10 and the concrete walk will include the standard exposed aggregate banding finish.
    20. Applicant will be required to pay SAC and WAC connection charges. ISG Response: Acknowledged.
    21. Applicant shall be aware that ROW obstruction fees will be incurred based on the proposed construction phasing plan. ISG Response: Acknowledged.
    22. Applicant shall forward R/W tree planting plan to City Forester for review. ISG Response: Acknowledged.
    23. Boulevard trees shall be replaced at a 2:1 ratio. ISG Response: There are currently (11) boulevard trees planned for removal. The project anticipates (22) new trees to satisfy this requirement. The project also plans to protect (3) existing trees at the intersection of Liberty + Riverfront Dr.
    24. Sidewalk tree planting detail shall match City specifications, coordinate with the City. ISG Response: Acknowledged.
    25. All sanitary, water, and storm services that are not being utilized by the new development shall be identified by the design team and depicted on the removals plan.  Those services shall be abandoned to the respective main line. ISG Response: Acknowledged.
    26. Sewer and Water Services – Larger water services shall be wet-tapped if the condition of the pipe will permit.  When the Public Safety Center was remodeled, they could not wet tap due to the condition on the outside of the pipe.  Sizes of sewer and water services are not noted on the utility plan; due to that the recommended types of connection would be prescribed at a later date.  Proposed sanitary services on S. Front Street will require a connection to clay pipe (N. Service) and a connection to truss pipe (S. Service); design team to specify viable connections to those pipes. Coordinate with the City. ISG Response: Acknowledged.
    27. There are precast sanitary manholes adjacent to the two proposed services on Warren Street and service connections shall be made at adjacent precast sanitary manholes via an inside drop and modification to the bottom of the structure to add a dedicated invert for the new service. ISG Response: Acknowledged.
    28. 24” storm connection into manhole on Warren Street shall be core drilled being the structure is precast. ISG Response: Acknowledged.
    29. Street cuts into Warren Street shall be full width. ISG Response: Acknowledged.
    30. Ex. 48”, 72”, & 127” abandoned Storm Drains traversing site shall be removed. ISG Response: Acknowledged.
    31. Traffic Control Plan shall be incorporated into Civil Plans. ISG Response: Acknowledged.
    32. The applicant shall protect City Fiber optic conduit running on the west side of S. Front Street between Warren Street and Liberty Street. ISG Response: Acknowledged.
    33. If not already complete, the applicant shall log into the City’s online portal and make notification fee payment. ISG Response: All invoices have been paid and no outstanding fees are shown in the city online portal at this time.

The applicant, ISG, on behalf of the owner, Front Street Properties, LLC, seeks a conditional use permit (CUP) to allow redevelopment of the subject properties to include retail, office, residential uses, and shared parking spaces; to construct apartments on floors 2–6 of a new mixed-use building; and to establish restaurant space within the Central Business District Fringe (CBD-F) zoning district. The applicant also seeks a certificate of design compliance (CDC) to allow new construction and redevelopment within the Downtown Gateway Overlay District.

The redevelopment plans propose demolition of all existing structures within the block bordered by S. Riverfront Drive, Warren Street, S. Front Street, and W. Liberty Street. In their place, the applicant proposes a multi-story, mixed-use development across the full extent of the properties. The proposal includes multiple office spaces, two retail spaces, a restaurant, multi-floor residential, and a shared parking facility. A total of 160 apartments—108 one-bedroom and 52 two-or-more-bedroom units—and 250 off-street parking stalls are proposed.

The applicant proposes to construct the project as a single redevelopment effort executed in two deliberate phases to accommodate on-site laydown needs. Phase I will include construction of both the five-story office building and the six-story mixed-use building, with the intervening area temporarily used for construction laydown. Phase II will begin once exterior finishes for both buildings are substantially complete and will include construction of the parking ramp and surface parking lot. Because Phase I relies on improvements from Phase II for operational viability, occupancy of the development will not be permitted until both phases are complete.

Conditional Use Permit:

The subject property is located in the CBD-F (Central Business District Fringe), where Mankato City Code requires conditional use permits for the proposed uses.

Plans submitted show demolition of all existing structures and construction of a five-story office building at the corner of S. Riverfront Drive and Warren Street, and a six-story mixed-use building along S. Front Street. The six-story building is organized by use as follows:

• First Floor: Two retail spaces along W. Liberty Street; a café and residential lobby/storage along S. Front Street; and a restaurant at the corner of Warren & S. Front Streets. A covered walkway off S. Front Street provides access to tenant spaces and the parking garage.
• Second Floor (mezzanine level): Residential apartment units and resident amenity spaces, as well as mezzanines serving the café and lobby spaces.
• Third Level (labeled “second floor” on plans): Residential apartment units and associated amenities, including two outdoor terrace spaces reserved for residents; the larger terrace is described below.
• Floors 3–6: Primarily residential apartment units with limited resident amenity areas.

A three-story parking ramp and a surface parking lot are proposed between the two buildings. The ramp is designed as a single-threaded helix with three access points. Ramp access will be provided from Warren Street and via the surface lot off W. Liberty Street. The ramp will serve as secondary access to the first three floors of the office and mixed-use buildings (including direct access to the office building, café mezzanine, residential lobby and amenity spaces, and the covered common walkway). The ramp will not provide direct access to the retail, café, or restaurant spaces.

Amenities & Common Spaces:

No public amenities or public common spaces are proposed. However, the applicant will extend the landscaping and sidewalk design consistently with the established S. Front Street corridor.

Private residential amenities include two terrace spaces with dedicated features; a bicycle room/locker; pet areas; lounge spaces; and an interior trash room. The second-story rooftop terrace is identified as the primary residential amenity area and will include a fenced pet area (with bench, hose bib, and waste receptacle), multiple seating areas, a shaded enclosure with an electric grill (as required by Code), and a mix of accessible open space and decorative rock ballast. The applicant has indicated intent to install a fire pit in this area, but current plans do not reflect that improvement.

The parking garage, surface lot, and covered walkway will function as shared spaces for residents and tenants.

The proposed restaurant includes an exterior private patio, a portion of which is recessed beneath the second-floor apartment overhang; the entire patio area is covered.

Refuse:

Apartment residents and tenants of Retail Space #2 will have access to an interior trash room and compactor located on the west side of the six-story building.

All other tenants of both buildings will share an exterior refuse enclosure situated between the surface parking lot and the six-story building. Detailed enclosure plans have not yet been provided; a condition requires submittal of detailed plans with the building permit. Because the redevelopment includes restaurant use, the exterior enclosure must include a grease disposal.

Turning movement exhibits provided for refuse service demonstrate successful maneuvering without fully blocking private drive lanes.

Construction & Phasing Details:

The applicant has submitted site logistics, phasing, and construction plans outlining redevelopment following demolition of all structures and vacation/abandonment of existing utilities.

As noted, the project will be constructed in two phases to “minimize disruption to local traffic, pedestrians, and businesses,” and will remain unoccupied until both phases are complete. Each phase will include temporary closures affecting parking, sidewalks, and travel lanes within the right-of-way.

• Phase I: Construct the five-story office building and six-story mixed-use building; use the future parking area for laydown. Temporary lane closures will occur along S. Riverfront Drive, Warren Street, and S. Front Street; street parking along S. Front Street and W. Liberty Street will be closed. To complete utility connections, the portion of S. Front Street adjacent to the site will require full closure for approximately four weeks.
• Phase II: Commence after exterior finishes are largely complete; construct the parking ramp and surface lot. The applicant does not anticipate long-duration lane closures during Phase II but expects continued closures of parking along S. Front Street and W. Liberty Street.

Contractor parking will be accommodated within the Construction Laydown Area on site, in the public parking ramp across Warren Street, and—near project completion—in the new parking ramp.

Additional clarification provided by the applicant states: "The street closure along Front Street will be temporary for utility hook-ups. The public parking stalls along the east side of Front Street will remain open during construction except for occasional deliveries and installations that will require a short-term closing of a few stalls. These parking closings will be communicated with the local business prior to the work being performed."

Parking:

The applicant proposes a shared parking model and states that the development provides more than the required number of off-street stalls with 250 stalls.

Within the CBD-F district, code reduces off-street parking requirements by one-half. Thus, the calculated requirement of 483 stalls is reduced to 242 stalls. However, per City Code, the City Council may require off-street parking for conditional uses in the CBD-C or CBD-F districts. In lieu of required parking spaces, a payment may be made to the city parking fund or other authorized parking fund. The in-lieu amount per stall is determined annually by the Council, following standard assessment procedures. Requests for payment in lieu must be made to the Council through the City Planning Commission. The Council’s determination will consider available municipal parking within 500 feet of the building and the overall city parking system.

For shared parking, the applicant utilized the City’s shared parking schedule and introduced customized residential and retail categories. These calculations justify reduced office parking parameters on weekends and reduced residential parking demand during the day, aligning peak demands across uses.

• Residential parking baseline (code): 120 stalls (0.5 stalls per unit for 160 units).
• Applicant’s shared parking proposal:
  • 1.0 stall per one-bedroom unit
  • 1.5 stalls per unit with two or more bedrooms
  • Total of 186 stalls during all times except the “7am–6am weekday timeframe.”

The applicant states that a bicycle storage locker will be provided as a residential amenity and, on that basis, removed required stalls for residential use from the bicycle parking calculation. Based on 122 stalls for non-residential use, a minimum of 6.1 bicycle stalls (rounded to 7) is required.

The applicant proposes the parking ramp and surface lot be available for “market-rate public parking” from 7am–5pm, with reserved residential parking between 5pm–7am, and any remaining stalls available to the public.

Loading:
Two loading areas are proposed:

• Off-street loading dock (W. Liberty Street): Serves Retail Tenant #2; screened from W. Liberty Street by a 6-foot-high wall topped with decorative perforated metal screening. Turning movements provided indicate feasible use, though minor modifications may be necessary to ensure movements remain within hard-surfaced drive areas.
• On-street loading (north side of W. Liberty Street): Serves Retail #1, café, restaurant, and office tenants. Based on use and floor area, this should consist of a minimum of two short loading berths (10 feet wide by 70 feet deep). The applicant will work with City staff to ensure dimensional conformance. As an on-street facility, screening is not permitted.

Loading operations are not permitted adjacent to the site along S. Front Street or along the south side of Warren Street. An existing loading area on the north side of Warren Street serves the adjacent development to the north.

Traffic:

The applicant’s Traffic Memo concludes that the development will have minimal impact on the surrounding roadway network. It estimates a daily traffic generation of 3,894 trips and up to 432 trips during the AM peak hour, with an argument presented for reduction to 324 trips. The memo states that prior uses of the site were expected to generate approximately 350 AM peak-hour trips.

Based on the information provided, staff requested that the applicant provide additional details in the traffic study, including collection of existing volume counts, tabulation of queue lengths, and confirmation of new trips. The traffic study will be submitted to City staff prior to City Council review of the Final Plat, and the applicant will implement actions necessary to ensure sufficient roadway operations based on study findings and staff review.

Utilities:

The redevelopment area is currently served by public and private utilities. To construct the proposed development, the applicant must abandon or cap non-active services back to the main. New connections for each tenant space will be made to existing utilities within S. Front and Warren Streets.

An underground stormwater treatment basin, with associated storm services, is proposed on the western portion of the property.
Snow will be hauled off-site; temporary storage areas are identified within the surface parking area and at the corner of the upper deck of the parking ramp.

Massing, Floor Area Ratio, and Lot Coverage:

The redevelopment will front four streets: S. Riverfront Drive, Warren Street, S. Front Street, and W. Liberty Street.
No minimum setbacks apply, and the proposed buildings do not encroach into the required pedestrian sight triangles. The applicant states that encroachments will maintain a minimum clear height of 18 feet.

The CBD-F district permits a maximum floor area ratio (FAR) of 3.0. The applicant proposes an FAR of 2.83 (308,802 GSF of a maximum 327,108 GSF), which conforms to code.

The applicant proposes lot coverage of 74.9% (81,708 sq. ft.). Mankato City Code Section 10–546 states: “The sum total of ground area that may be covered by all structures located on the zoning lot in the CBD-F district shall not exceed 75 percent of the lot area.” The proposed 74.9% coverage (81,708 sq. ft. of the 109,036 sq. ft. lot area) is 69 sq. ft. less than the 75% maximum (81,777 sq. ft.) and thus conforms to code.

A lot coverage exhibit was provided, identifying structural areas contributing to coverage. Uncovered surface parking areas and walkways are not included in lot coverage; covered walkways and parking areas (including the ramp) are included.

Encroachments:

The applicant proposes multiple encroachments into the public right-of-way (ROW).

• The building at the corner of W. Liberty Street and S. Front Street will encroach into the sight triangle on floors 2–6; a minimum clear height of 18 feet will be maintained for pedestrian and vehicle sight lines. Storefront canopies will encroach along S. Front Street with a minimum clear height of 15 feet. A residential terrace will encroach along S. Front Street, also maintaining an 18-foot clear height. The building at the corner of S. Riverfront Drive and Warren Street will encroach into the ROW on floors 2–6, with an 18-foot clear height.
• Building footings will encroach into the ROW by approximately three feet. A footing encroachment exhibit shows encroachments ranging from two inches to three and a half feet along all frontages. A simplified exhibit details installation of either 25" x 25" columns or 120-ton driven piles as encroachments into the Right-Of-Way.
• As part of the project, the applicant proposes removal of 11 boulevard trees. Per City Code, these must be replaced at a 2-to-1 ratio. The applicant proposes to plant 22 new boulevard trees and preserve three trees at the intersection of W. Liberty Street and S. Riverfront Dr. Boulevard trees will be planted in a manner consistent with the current S. Front Street pattern, including pairing trees with limestone block installations. The landscaping plan shows 18 new boulevard trees within the Right-Of-Way and five new trees on private property. The applicant will coordinate with the City Forester to ensure conformance with City planting standards.
• An on-street loading area is proposed along W. Liberty Street within the public Right-Of-Way, intended to function similarly to the on-street loading area along the south side of the 100 block of W. Cherry St (adjacent to Pub500). The loading area will be designated and signed for loading during the delivery window and used for public on-street parking outside of the morning/daytime delivery window.
• All doors along the Right-Of-Way will be recessed into the building; no at-grade door encroachments into the Right-Of-Way will occur.

The applicant will be required to apply for, obtain, and maintain an encroachment permit for the full duration of all encroachments.

Certificate of Design Compliance:

The subject property lies within the Downtown Gateway Overlay District, requiring a certificate of design compliance. To ensure development enhances the visual and aesthetic character of the gateway district consistent with the Urban Design Guidelines, demolition and new construction must be reviewed by the Planning Commission and City Council.

The Downtown Gateway Overlay District’s purpose is to promote high-quality downtown design and effectively implement principles established in the Urban Design Framework Manual. The Manual is the reference for determining conformance.

Exterior Finishes:

Within the Downtown Gateway District, exterior wall finishes must be composed of permitted materials, including face brick; natural stone; stone or brick-textured precast concrete panels integrally treated with color; naturally colored and textured concrete block (not exceeding 20% of any wall area); glass; stucco or similar; and materials approved by the City Council. Building elevations must conform to the Urban Design Guidelines.

The applicant provided an architectural design narrative and material storyboard detailing design intent relative to adjacent structures, local themes, materials, and Urban Design Framework conformance. The narrative identifies frame detailing; base material changes; mid-level horizontal and upper-level cornices; horizontal banding; native stone surrounds; inset storefronts; and canopy signage as key strategies. A summary follows.

The applicant proposes exterior elevations finished with extensive limestone panels; neutral-toned architectural metal panels; fiber cement; brick accents; and precast concrete.

• Five-story office building:
  • Warren Street & S. Riverfront Drive frontages: metal and glass curtain wall system; varied grey-toned metal paneling; larger expanses of grey-toned precast along the Warren elevation.
  • S. Riverfront Drive elevation: predominantly honed full-depth limestone panel veneer.
  • Upper terraces: fifth- and sixth-floor terrace spaces at the Riverfront/Warren corner.
• Six-story mixed-use building:
  • Residential elevations: alternating fiber cement, limestone, architectural metal panels, windows, and large mechanical louvers; prefabricated metal residential balconies along interior-facing elevations.
  • S. Front Street elevation: prominent projecting terrace framed with copper-toned metal panels.
  • Street-level elevations: multiple storefronts; prefabricated metal canopies; horizontal/running-bond corbelled brick accents; coarse limestone paneling at alternating heights; rectangular honed limestone panels; “buff” -toned precast concrete; a precast loading dock wall with perforated metal screening; and an enclosed outdoor patio area.
  • S. Riverfront Drive frontage includes a metal overhead door and other features associated with commercial loading.
• Parking ramp:
  • Warren Street elevation: varied grey-toned precast concrete with prefinished metal coping.
  • Riverfront Drive elevations: “buff” -toned precast concrete with areas of coarse full-depth limestone veneer.

The redevelopment is located within the Downtown Lighting District. The applicant proposes fully cut-off exterior lighting fixtures. Any future lighting additions, including artistic lighting, must be permitted and conform to Mankato City Code.

Mechanical units are located on rooftops or properly screened. A rooftop mechanical area is shown within the western corner of the second-floor terrace, screened by an 8-foot-tall fence. Screening must conform to Code, consisting of a parapet wall or other structure constructed of the same or similar materials as the principal building façade.

The applicant states that the redevelopment will front S. Front Street to the east, Warren Street to the north, W. Liberty Street to the south, and S. Riverfront Drive to the west. Façades along Warren and S. Front Streets continue the retail corridor with inset storefronts and canopies for signage and pedestrian cover. The development holds the street edge and includes a private “urban plaza” at S. Front Street and Warren Street, as well as an elevated second-level terrace for private residential use. The primary pedestrian garage entrance at mid-block on S. Front Street will also serve the café and the retail bay at Liberty & S. Front. Finishes are prioritized along S. Front and Warren Streets, with a mix of limestone, architectural metal and fiber cement panels, retail storefronts, and larger glazing at building breaks.

The Liberty Street and S. Riverfront Drive frontages will continue the architectural language but will be primarily clad in architectural fiber cement and metal panels with limited limestone accents at the base and accent walls. Street-perspective renderings provided by the applicant illustrate how the site will present from adjacent ROW areas, offering enhanced understanding of pedestrian-level features and finishes.

Signage:

A signage exhibit identifies potential sign locations and provides an estimates table summarizing sign areas under Mankato City Code. Because the property is shared, signage will be reviewed on a property-wide basis. Specific sign designs are not proposed at this time and must be approved via sign permits prior to fabrication and installation. A condition requires the applicant to draft and maintain a development-wide signage plan. All signage must conform to City Code and be reviewed and approved through the sign permit process prior to installation.

Conformance with Urban Design Guidelines:

The applicant submitted a Site Plan Comment Response Letter describing conformance with Downtown Gateway Overlay principles as reflected in the Urban Design Guidelines. The following statements were provided by the applicant:

Principle 3: Integrate traffic movement with pedestrian safety and street scape aesthetics

“Site access has been removed from Front Street providing a continuous pedestrian corridor from Liberty to Warren Street. Landscaping will screen the parking lot along Riverfront Drive. The parking ramp is designed in the center of the development to allow the buildings to screen it. There is a dedicated pedestrian breezeway connecting the screened parking deck to S. Front Street to facilitate direct and convenient access, thus enhancing future walkability for residents and visitors in the CBD. Short- and long-term bike parking will be provided to encourage alternative forms of transportation with a minimum of 75 bike stalls provided as a residential amenity.”

Principle 4: Respect the traditional urban development pattern

“The facade along South Front Street supports the urban fabric and retail corridor by holding the building to the ROW line for at least 82% of the street frontage, with the remaining setbacks serving as an urban plaza at the intersection of S. Front Street and Warren Street, site triangles, and a pedestrian garage entrance along the mid-block of Warren Street. On Warren Street, the parking deck will be shielded from view with architectural paneling, and the vehicular entrance will be visually minimized by the office building above. Along South Front Street, retail bays will help to activate and extend the shopping corridor, with inset storefronts and canopies for future retail signage and pedestrian cover. An elevated terrace at the second level will provide further engagement between the private residential development and the public sidewalk below. The primary pedestrian garage entrance along the mid-block of South Front Street will also serve as a point of entry for the café and the retail bay at the corner of Liberty and South Front Street.”

Principle 5: New or renovated buildings should complement adjacent buildings

“Width: The existing architecture along S. Front Street demonstrates a mix of storefront typologies that range in widths from ~21ft, ~24ft, ~40ft, and ~60ft. Our design employs a variety of architectural moves to create a varying rhythm to complement the context via architectural pilasters, inset storefronts, building entrances, and strong vertical piers to interrupt and break down the facades at the pedestrian scale comparable to the surrounding 2-story shopfronts.”

“Horizontal Rhythms: The overarching commonality of the retail corridor would be a horizontal capstone or limestone ribbon that delineates ground floor retail with upper-level private uses, masonry and cast stone accents, as well as tall glass storefronts with a variety of mullion patterns or large glazing with no mullions. Our development incorporates a strong horizontal ribbon establishing the datum that separates the ground level storefront activity with the private uses above (as articulated with smaller, punched openings). The storefronts will have vertical and horizontal mullions to reduce large expanses of glazing and provide more texture and depth in layers.”
“Entrances: The entrances all face the street, but are all set back such that the swing of the door does not overlap the right-of-way, while enforcing the sidewalk pattern as well as defining entrance points.”

Principle 6: Architecture should stimulate interest at the street level

“Display Windows: The retail bays with a high level of transparency due to a high ratio of glazing to solid walls all contribute to the interest at the street level. Additional architecture features such as pilasters, canopies, future retail signage and awnings, and the residential overlook all contribute to the stimulation of activity at the street level. Outdoor Space: Along with the plaza at the corner of Warren and S. Front, the retail bays all have storefronts set back to encourage additional outdoor seating and retail activity along S. Front Street while maintaining the sidewalk useability and pattern.”

Principle 7: Mankato's traditional character should be reinforced through building color, texture and materials

“The design incorporates the warm, buff tones of the Mankato stone as a prominent facing material, which is consistent with the materials encouraged in the Design Guidelines. The mix of coarse ashlar limestone and honed northern buff limestone creates a contrast of textures that help to enhance the architectural variety of materials and finishes. Along with the limestone cladding, with fiber cement panels of neutral colors as well as storefronts to balance out the architectural composition. A pop of copper-colored metal panel framing the residential entry and overlook terrace helps to bring interest using a color that is classic and timeless. Our design will implement products and design features that are consistent with Bridge Plaza, Prairie Care Medical center, Eide Bailly tower, Hotel Mankato, Profinium and Alltech, as well as phase two of the Civic Center.”

Principle 8: Signs should complement building appearance

“Future retail signage is proposed within the storefront canopies.”

Principle 10: Improve alleys, parking lots and rear building entries to create a safe attractive and viable commercial and residential environment

“The parking along S. Riverfront will have a planting buffer to create a safe and attractive separation from sidewalk to the parking. The parking garage will have limited access points to reduce vehicle and pedestrian travel overlaps. We are not proposing any alleys as they often have limited passive surveillance, thus increasing the safety of pedestrians in and around the development.”

Staff respectfully submits the following findings of fact for the Conditional Use Permit and the Certificate of Design Compliance: 

1. The use of apartments (if constituting at least 50% of the space above the ground floor), retail, office and restaurants are considered conditional uses in the CBD-F, Central Business District Fringe.
2. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "Central Business District”, which is in keeping with this request.
3. The proposal does not interfere with or diminish the use of property in the immediate vicinity.
4. The proposal is currently served by public facilities and services and will continue to be. The applicant is proposing to vacate any unutilized existing utilities back to the main and extend municipal utilities from existing services under S. Front & Warren Streets.
5. The applicant has provided a traffic analysis that demonstrates no significant impact with respect to trip generation, site operations and overall traffic impact to the area. At the request of City Staff, the applicant has agreed to provide an in-depth traffic study. The traffic study will be provided prior to Council Approval of the Final Plat.
6. There are no known historical or architectural resources on the site.
7. There are no known natural or environmental features on the site.
8. It will not cause a negative cumulative effect and effect on the City as a whole.
9. To the extent known, the development, when considered with the recommended conditions, 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.
11. The property is located in the Downtown Gateway Overlay District and the proposed value of the project exceeds $500,000.
12. The design of building elevations largely reflect finishes approved with previous development projects within the Central Business District and Gateway Overlay District, when considered with the proposed approving conditions. The development proposes areas of architectural fiber cement panels exceeding 20% of wall areas and architectural metal panels as major elements.

Staff recommends approval of the Conditional Use Permit and the Certificate of Design Compliance with the following conditions:

1. The applicant shall provide a detailed traffic study with coordination with the City of Mankato Engineer.
2. Traffic movements at all adjacent intersections and accesses shall be monitored. If changes are needed due to significant changes to the level or service or crash data, the applicant shall acknowledge that changes to the access may be required and the applicant will be a willing petitioner for the improvements.
3. Applicant shall submit an application for a License to Encroach that covers any and all proposed encroachments.
4. The applicant shall have a pre-construction meeting with the neighborhood 30 days prior to construction beginning on the development. The meeting shall address timing, staging areas, and contractor parking.
5. The applicant shall coordinate with city staff a minimum of 30 days prior to beginning construction to ensure that the proposed construction does not impact public safety operations.
6. The applicant shall be subject to SAC & WAC fees/connection charges based on the City of Mankato assessment policy and fee schedule. Separate meters will be required for residential and commercial usage.
7. The applicant shall provide a narrative stating that the applicant understands that an occupancy restriction will be in place based on the proposed construction phasing of the project and that they agree to not occupy any of the Phase I spaces until Phase 2 of the construction is completed with all of the required parking. The City will withhold any certificate of occupancy for the property until all the required parking is completed.
8. The applicant shall have all snow removed from the site in a timely manner. Snow storage will not be allowed in designated parking areas of the ramp, or in the public right-of-way. Snow storage shall not impede pedestrian circulation through the site or negatively impact vehicle sight lines.
9. The applicant shall provide a safe window cleaning method that incorporates roof-mounted window cleaning anchor points/davits to allow professional window-washing contractors to safely access and clean exterior glazing from the roof using rope descent systems.
10. All mechanical equipment placements shall conform to Mankato City Code and be constructed as shown on approved plans or per a comparable approved alternative.  All rooftop mechanical equipment shall conform to Sec.10-1745 of the Mankato City Code.
11. Any tree removal from the public right of way will need to be replaced in conformance with City Ordinance. Boulevard trees shall be replaced at a 2:1 ratio.
12. All closures or impacts to the public way require appropriate permitting and payment of fees prior to work occurring. Right-of-way obstruction fees will be incurred based on the proposed construction phasing plan.
13. The development shall reflect the City Council approved plans. Changes or deviations to the approved plans, outside of minor changes that represent availability of products, will require Council approval. Minor changes to the exterior materials due to product availability associated with this request may be authorized by the City Manager or designee. Minor changes must be similar to the original product, style, shape and color and subject to review and approval prior to installation.
14. The applicant shall replacement / continuation of the standard exposed red aggregate banding finish throughout the entirety of the development Sidewalk tree planting detail shall match City specifications; the applicant shall coordinate with the City to ensure conformance.
15. Amenities shall be installed as proposed with this approval. Proposed grill and fireplace amenities shall be reviewed for code conformance and residential safety by Public Safety prior to installation.
16. The property shall have all residential amenity spaces in a complete and usable state at the time of leasing of units. 
17. No outside storage of any material is allowed. This includes unenclosed storage of pallets, trash, boxes, deliveries, refuse containers, or any other exterior components associated with the operation. 
18. All refuse (garbage, recycling, and grease) containers shall be fully enclosed in conformance with Mankato City Code or stored entirely within the buildings.
19. A signage plan shall be submitted in conformance with Urban Design Framework Manual prior to issuance of a building permit.
20. The required landscaping shall be installed prior to issuance of a Certificate of Occupancy. All required landscaping and screening shall meet Mankato City Code Chapter 10.
21. Any desired murals or art will require additional coordination with City Staff and review/approval by the Twin Rivers Arts Council.
22. The lighting plan shall conform to City of Mankato standards, which includes the Downtown Lighting District standards.
23. A liquor license under the provisions of Chapter 4 of Mankato City Code shall be in place prior to the serving of alcoholic beverages in the restaurant or the patio areas. 
24. Prior to occupancy of any rental units, a rental license issued by the City of Mankato shall be in place.
25. Utilization of the public right-of-way for patio/sidewalk café purposes, a license to encroach shall be requested and any such plans shall conform to the South Front Street Sidewalk Café Design Guidelines.
26. Exterior storage of patio components when not in use is prohibited unless stored in a fully screened area. No sound amplification equipment shall be located in, or directed into, the unenclosed patio area, unless prior written approval has been obtained. 
27. 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). Seating in the restaurant and coffee shop areas will be limited to parking available onsite.
28. Parking demands for the uses shall not exceed the number of off-street parking stalls provided in such a way that impacts adjacent properties and ROW areas. If parking demand exceeds supply in this manner, the applicant shall petition for the property to become part of the Downtown Parking District. Any future changes to the proposed commercial and residential spaces may require additional parking in order to achieve Mankato City Code and will not be authorized without an amendment to this conditional use permit.
29. The applicant shall provide bicycle parking equal to 5% of the total number of automobile off-street parking spaces provided.
30. Loading and unloading shall not interfere with the operation of adjacent uses or roadways. Loading and unloading activities, both during construction and long-term usage of the site, must be coordinated with adjacent businesses.
31. Applicant shall provide details on the proposed perforated metal screening of the off-street loading area located along Liberty Street.
32. The applicant shall submit and record a maintenance plan for all common areas, utilities, shared signage, and access. The document shall address financing of maintenance. The agreement shall be recorded with Blue Earth County and a recorded copy shall be submitted to the City of Mankato.
33. The applicant shall provide a ramp cleaning plan in accordance with applicable federal, state, and local laws prior to issuance of a building permit.
34. The applicant shall submit a construction logistics plan addressing construction activity and contractor parking, including documented use and authorization of off-site parking lots. The updated logistics plan shall allow access for emergency vehicles to the block of South Front Street.
35. The applicant shall address all utility, traffic, and loading site plan comments with the City Engineer.