CY17-26

Request of Bolton and Menk, on behalf of the owner, Tripoint Development, LLC., for a certificate of design compliance for the construction of two new structures in the Highway Gateway Overlay District. The subject properties are described as Lot 2 and Lot 3, Block 1, River Hills Mall Addition No. 3, (Blue Earth County PID’s R010909426050 and R010909426049).

The anticipated date of Council action is May 11, 2026. 

The applicant is Bolton and Menk, on behalf of the owner, Tripoint Development, LLC. 

The applicant is requesting a review for a certificate of design compliance for the construction of two new structures in the Highway Gateway Overlay District.

The subject properties are located at 1830 and 1840 Adams St. 

The existing properties are currently vacant. 

The property is zoned B-3, Highway Business District. 

There are no known environmentally sensitive areas on the site.

The applicant will need to connect to public utilities. Water Access Charges and Sewer Access Charges will apply. Costs will be determined by City Staff. 

The City Code pertaining to the B-3, Highway Business District may be viewed at the following link. 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI

The City Code pertaining to the Certificate of Design Compliance may be viewed at the following link. 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV9GTGAOVDI_SDVIGADERECEDECO

The Site Plan and Traffic Advisory Committee met on April 14, 2026 and submitted the following comments: 
 

1. The applicant shall acknowledge receipt of the Construction Services review of the Site Plan letter dated April 10, 2026, and shall satisfactorily address all comments prior to applying for a building permit for the project.
2. The applicant shall provide documentation demonstrating that driveway access onto the River Hill Mall property has been formalized through a recorded easement or executed agreement.
3. The applicant shall install a fire hydrant near the terminus of the private water main system on the east side of the proposed development to facilitate water main flushing.
4. The applicant shall ensure that the dumpster enclosure is located outside of the easement, or that the easement is formally vacated prior to construction.
5. The applicant is advised that the submitted elevations depict exterior finishes that do not comply with the Gateway District code requirements. Metal accents are permitted only as a minor portion of the façade; therefore, the proposed metal panels shall be revised to achieve compliance.
6. The applicant is advised that each unit shall be required to have a separate water meter.
7. The applicant is advised that each building will be assigned a separate address, with individual suite numbers for each unit.

The applicant is seeking a certificate of design compliance for the construction of two buildings in the highway gateway district.

The site is located to the west of the Adams Street entrance to River Hills Mall. The current addresses for the two parcels are 1830 and 1840 Adams St. The applicant has submitted for an administrative lot combination, to legally combine the two lots into one. New addresses will be provided. Access to the new buildings will be off the private drive located on the River Hills Mall property. 

Plans show the first building to be approximately 95’ X 40’, with two tenant suites, and located on the easterly side of the property. A second building, to be approximately 90’ X 50’, with three tenant suites, is located on the northwesterly side of the lot. A drive-thru is identified between the property and the private River Hills Mall Drive. However, no tenants have been identified. 33 parking stalls are required for the project, 47 have been provided. 

Exterior finishes for the buildings are shown to include thin stone veneer, cement board panels with a stucco finish, architectural metal panels, and aluminum storefronts. Colors are shown to be grays and whites. The two buildings are complimentary to each other but are not exact replicas. The submitted finishes achieve the requirements for the Highway Gateway District according to Mankato City Code. 

Landscaping is shown around the site to provide the necessary screening and required tree plantings. A dumpster enclosure has been identified to serve both buildings. A bike rack has also been provided. 
 

Staff submits the following findings:

1. The proposed development, including the implementation of the recommended conditions, conforms to the standards of the Highway Gateway Overlay District, as noted under the Mankato City Code.

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

1. The applicant shall continue to work with City Engineering staff to ensure all conditions are met according to the Construction Services Site Plan Review letter dated April 10, 2026. 
2. Submitted finishes shall not be changed without requiring an amendment to the Certificate of Design Compliance. 
3. All mechanical equipment shall be screened according to Mankato City Code Chapter 10. 
4. Signage for the development shall conform to Mankato City Code standards and a sign permit shall be obtained for any proposed signage prior to fabrication and installation. 
5. A loading and unloading plan shall be provided that contemplates deliveries that do not impede parking stalls, drive aisle, egress, ingress or other site conditions. 
6. The applicant shall provide a snow removal plan. 
7. Dumpster enclosures shall be fully screened.