CY38-24

Request of Graham Engineering, on behalf of the property owner, for a certificate of design compliance for the construction of a new, approximately 10,700 square foot structure in the Highway Gateway Overlay District. The subject property is described as Lot 3, Block 2, Victory Commercial Park, (Blue Earth County PID R010904300021 and R010909102004).

The anticipated date of City Council action is September 9, 2024. 
 

The applicant is Graham Engineering. 

The applicant is requesting a certificate of design compliance for the construction of a new, approximately 10,700 square foot structure in the Highway Gateway Overlay District. 

The subject property is described as Lot 3, Block 2, Victory Commercial Park, (Blue Earth County PID R010904300021 and R010909102004).

The property is currently vacant. The Land Use Plan designates this property for commercial development. 
 

B-3, Highway Commercial District.

The item was reviewed at the Site Plan and Traffic Committee on August 13, 2024 and submitted the following comments: 

1. Applicant shall be aware that all infrastructure including signal at Victory needs to be in place prior to issuance of CO.

The applicant is requesting a certificate of design compliance for the new construction of a new approximately 10,700 square foot structure located in the Highway Gateway Overlay District. The subject property is described as Lot 3, Block 2, Victory Commercial Park, (Blue Earth County PID R010904300021 and R010909102004).

The applicant is requesting a certificate of design compliance for the construction of an approximately 10,700 square foot structure that is located within the highway gateway overlay district. The proposed use, a vehicle repair shop, is a permitted use within the B-3 zoning district. 

The site plan shows two entrances to the development from the proposed road, Interlachen Drive. The building is situated in the center of the lot. The interior drive lane wraps around the building and goes under a canopy on the western side of the building. As for parking, there is parking surrounding the building on the east and south sides. The applicant is providing 42 parking stalls; the code requires 35. A landscaping plan was submitted showing landscaping around the perimeter of the lot. The trash enclosure is located under the canopy and shall be screened in conformance with Mankato City Code.

The floor plan shows a sales area, showroom, lounge area, restrooms, vending hallway, employee lounge, employee restroom, managers' office, and training room. In the service area, there are service bays and a bullpen. 

The exterior renderings show a mix of different pre-cast concrete panels in the color grizzle gray, integral white, and carriage door all exhibit different textures. Around the exterior canopy there is refinished standing seam metal roofing panels in dark bronze. 

Exterior lighting shall meet Mankato City Code. A photometric was provided in the submittal. The applicant will need to revise the photometric and exterior lighting standards in order to meet the required lighting levels at the property line. A condition has been included herein.  

 

Staff submits the following findings of fact: 

1. The proposed use conforms with the standards set forth in the B-3 Highway Business District.
2. The proposal when including implementation of the required conditions conforms to Mankato City Code section 10.48 Highway Gateway Overlay District.

Staff recommends approval of the certificate of design compliance with the following conditions: 

1. The applicant shall construct the building per the plans approved by the Mankato City Council.
2. Outside storage of refuse, tires, or debris shall be prohibited. 
3. The applicant shall provide bicycle parking.
4. The applicant shall upgrade the photometric plan to show lighting levels at the property line to meet the requirements set forth in the code. Lighting levels at the property line may not exceed ½ foot candle.
5. A sign permit will be required for all proposed exterior signage and shall adhere to Mankato City Code Section 10.87
6. The dumpster enclosure shall be fully screened and shall achieve Mankato City Code standards.
7.  There shall be no long-term storage of inoperable and junk vehicles on the site.
8. Landscaping shall be installed in accordance with City Code Section 10.48. 
9. The building/uses within the proposal will not be issued a certificate of occupancy until all streets and private drives are completed and approved by the City of Mankato and the intersection improvements are completed at the intersection of Victory Drive and Hazeltine Road.