CY 50-25

Request of American Builders and Contractors, Supply Co Inc, with permission of the property owner, for a conditional use permit to allow unenclosed storage of materials, products and equipment including wholesale building materials in the PI, Planned Industrial, zoning district. The subject properties are described as Lots 1 thru 8, Block 21 and Lots 12-16, 9-11, Block 12, and vacated alleys and streets and Lot 2, Block 1, Vogel Addition. (2205 7^th Avenue; PID R010906182007 and R010906183004).

The anticipated date of City Council action is October 14, 2025. 

The applicant is American Builders and Contractors, Supply Co Inc, with permission of the property owner.

The applicant is requesting a conditional use permit to allow unenclosed storage of materials, products and equipment including wholesale building materials in the PI, Planned Industrial, zoning district.

The subject properties are described as Lots 1 thru 8, Block 21 and Lots 12-16, 9-11, Block 12, and vacated alleys and streets and Lot 2, Block 1, Vogel Addition. (2205 7^th Avenue; PID R010906182007 and R010906183004).
 

The property was most recently used for industrial purposes.

The property is zoned PI, Planned Industrial.

The subject properties at 2205 7th Ave & 2204 6th Ave are shown by the National Wetlands Inventory to include areas of wetland. The wetland data is based on image interpretation of 2011 color infrared aerial photographs. Significant site disturbance and modification has occurred since 2011, with much of the site developed as hard surfacing and a pond being erected in the NE corner of the site. 
No wetland delineation is known to have occurred on the subject property.

The site is connected to city utilities.

Mankato City Code Chapter 10. Article VII. Division 2. Provides standards for the PI Planned Industrial District. Linked Here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTVIIINDI_DIV2PIPLINDI

Mankato City Code Chapter 10. Article X. Division 2. Section 10-1497. Provides standards for Outside storage of materials in commercial, and industrial districts. Linked Here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXSTGEAP_DIV2SPPRAPSPPECOUS_S10-1497OUSTMACOINDI

The Site Plan and Traffic Committee reviewed the request at their September 9th, 2025 meeting and the following comments were provided. The applicant subsequently replied, as shown in the italics:

1. The proposed gate along Cleveland Street should be required to remain at an open position during business hours, and when deliveries/pick-ups are planned to occur. "Understood."
2. The applicant shall clarify where retail order pick-ups and parking will occur on site. "Not sure where the retail comment comes from.  Wholesale distribution.  Our customer pick-up area and parking are clearly marked on the attached (C100).
3. The applicant shall provide screening of 90% opacity or greater for the proposed exterior storage in accordance with Mankato City Code. "Upon review, screening around the entire premise would not be needed. Please confirm if this is a condition of the CUP?" 
4. The applicant should be aware that all signage must be reviewed and permitted prior to installation. "Understood."
5. The applicant should be aware that the existing fence near their northerly property line is fencing for the US 14 eastbound right-of-way. The applicant shall obtain a survey prior to any fence installation to ensure it does not encroach state highway right-of-way. Additionally, the new fencing should not be attached to the MNDOT fence. "Understood."
6. If traffic associated with the usage of the property causes undue traffic concerns on Cleveland Street or 7^th Avenue, the applicant shall be required to complete a traffic study and make the recommended modifications needed to mitigate these conditions. "Understood."
7. The applicant should be aware that outdoor storage is limited to operable equipment only. Inoperable or unlicensed equipment will not be permitted. Wrecked, dismantled, partially dismantled, inoperative, or abandoned vehicles or machinery shall be prohibited. "Understood."
8. A snow storage plan shall be submitted and approved. Snow storage shall be in conformance with an approved plan. "No formal plan is being conducted, snow will be pushed to the area marked “future storage area in the SE corner” of this site plan."
9. If it is not already complete, applicant shall log in to the online portal and make notification fee payment. "Paid Additional Notice fee $56." 

American Builders and Contractors, Supply Co Inc, with permission of the property owner, is requesting a conditional use permit to allow unenclosed storage of materials, products and equipment including wholesale building materials in the PI, Planned Industrial, zoning district. The subject properties are described as Lots 1 thru 8, Block 21 and Lots 12-16, 9-11,  12, and vacated alleys and streets and Lot 2, Block 1, Vogel Addition. (2205 7^th Avenue).

The applicant is proposing to use the property as a construction material supply business, which is proposed to have an outside storage area for materials. The proposal depicts the outside storage of materials to the east of the building. Overstock items will be stored adjacent to the building. Shingles will be on the eastern side of the parking lot.

The Mankato City Code allows unenclosed storage of materials, products, and equipment in the PI, Planned Industrial Zoning District through the issuance of a Conditional Use Permit, provided the use conforms to Chapter 10, Article X, Division 2 of the Mankato City Code.

The site plan shows few modifications to the existing site. Exterior modifications that will occur on site include a new forklift loading ramp, two new areas of fencing and gates, and a new overhead door.

The existing southern access onto Cleveland Street and the existing western access onto 7th Ave will be maintained as is, with the addition of a gate system to limit after-hours access to the site. A condition that requires the proposed gate along Cleveland Street to remain in an open position during business hours, and when deliveries/pick-ups are planned to occur, has been included.

The site plan shows no modification to the number of off-street parking stalls provided on site. 27 standard off-street parking stalls, 2 accessible parking stalls, and 28 truck parking stalls are provided on site. Warehousing and wholesale businesses are required to provide three off-street parking spaces, plus one space per employee on the largest shift. With a total of 57 off-street parking stalls provided on site, business operations would be limited to 54 employees on the largest shift. 

If not already provided on site, the site must provide three bicycle parking spaces based on the standard that: nonresidential and multiple-family dwelling uses having an off-street parking requirement of 40 or more automobile spaces shall provide off-street bicycle parking spaces equal to five percent of the total number of automobile off-street parking spaces provided. With 57 automobile spaces provided, a minium of 3 bicycle parking spaces are required.

The outdoor area proposed for the storage of materials, products and equipment, including wholesale building materials, is shown to be paved primarily with bituminous material, with a concrete apron surrounding the building. This area will be fully enclosed by a chain-link fence with privacy slats and two gates. The existing six-foot chain link fence located along the eastern property line will be maintained, but must be modified to provide 90% screening opacity. The existing 6-foot-tall chain-link fence along the northern property line has been identified as belonging to MnDOT and therefore cannot be attached to or modified unless prior approval is received from MnDOT. MnDOT provided comments concerning this fence following notification of Site Plan review. A new 6' chain-link fence with a swinging gate will be installed along the northeast entrance to the site, this fence shall also provide 90% screening opacity. Lastly, an 8-foot-tall chain-link with privacy slats and a sliding gate shall be installed along the southern property line. The proposed fence does not meet the minimum 90% opacity screening requirement for outside storage areas as required by the City Code, but shall be required to be modified in order to meet or exceed this requirement.

A trash enclosure is not shown on the provided site plan. Interior trash storage is not shown on the provided floor plans. Trash/refuse shall be stored either entirely within an enclosed structure or within a code-compliant exterior enclosure that meets Sec. 10-1743. 

No changes to the exterior elevations of the building are proposed. No changes to exterior lighting have been proposed. If modifications to exterior lighting are proposed to occur, a photometric plan and lighting cut sheets must be provided and approved. All lighting must conform to the Mankato City Code, including full cut, fully shielded fixtures.

No modifications to exterior landscaping have been proposed. Landscaping must conform to the requirements of Chapter 10, Article X, Division 8 of the City Code. Snow storage is proposed to occur within the existing grassy area tabled as "Future Storage Area" on Doc# C100. If snow storage at this location impacts drainage on public ROW or adjacent properties, an alternative snow storage plan must be adopted. 

Provided plans do not show the instillation of signage. If business signage is to be installed, sign permits must be applied for and approved for each sign instillation. No temporary or permanent signage shall be installed prior to issuance of a sign permit.

The existing building is divided into a two-level building. The proposed floor plans include two warehouse areas, an office area and a showroom space. Warehouse area one is largely a two-story open space with a radiant hanging heater, trench drain, and multiple loading docks. Warehouse area two is largely a two-story open space with two radiant hanging heaters, loading docks, and an overhead door providing access from the new fork lift loading ramp. The office & showroom area is shown as split between the first and second floors, the second story of which is exclusively office space. This mixed-use space is shown to contain multiple office spaces, restrooms, break and conference room spaces, and a sales counter. 

The applicant, ABC Supply Co. Inc. states that they are a large wholesale distributor of roofing supplies. They also state that they supply siding, windows, and other select exterior and interior building products, tools, and related supplies. Exterior storage materials will primarily include asphalt shingles, roofing insulation and accessories, solar panels, siding, stucco, windows and doors, rain gutters, and decking and railing. 

MnDOT provided the following comment in response to the Site Plan notification: "The applicant should be aware that the existing fence near their northerly property line is fencing for the US 14 eastbound right-of-way. We would ask that prior to any fence installation on the subject property, the applicant obtain a survey to ensure the new fencing does not encroach state highway right-of-way. Additionally, the new fencing should not be attached to the MnDOT fence". 

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

1. The proposed unenclosed storage of material, products and equipment is considered a Conditional Use in the PI, Planned Industrial Zoning District.
2. The proposed outdoor storage, when implemented with the recommendations and in conformance with Mankato City Code, is in keeping with the comprehensive planning policies of the City. The underlying land use plan identifies this parcel as "Light Industrial".
3. The proposal does not interfere with or diminish the use of property in the immediate vicinity.  
4. The proposal does not cause undue traffic congestion. Access will not be modified as part of the proposed project.
5. To the extent known, the development conforms with all other applicable regulations of the district, and other applicable ordinances.
6. There are no known historical or architectural resources on the site. 
7. There are no known significant natural or environmental features on the property.
8. It will not cause a negative cumulative effect and effect on the City as a whole. 
9. The proposal will not jeopardize the public's health, safety, or general welfare. 
10. The existing fence near the northern property line is fencing for the U.S. Hwy 14 Right-of-Way. 

Staff recommends approval of the Conditional Use Permit to allow unenclosed storage of materials, products and equipment including wholesale building materials in the PI, Planned Industrial Zoning District with the following conditions:

1. Outdoor storage is limited to operable equipment only. Inoperable or unlicensed equipment will not be permitted. Wrecked, dismantled, partially dismantled, inoperative, or abandoned vehicles or machinery shall be prohibited.
2. The outdoor storage of any refuse or waste material must conform to section 11-32 and section 10-1743, including full enclosure of any refuse containers. 
3. 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. 
4. The applicant shall obtain an industrial stormwater permit prior to future expansion of the area labeled "future storage area" on Doc. #C100. 
5. The applicant shall provide screening of 90% opacity or greater for the proposed exterior storage in accordance with Mankato City Code.
6. On-site lighting shall conform to the lighting standards in the 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.
7. Landscaping shall be installed in conformance with the Mankato City Code and in accordance with an approved landscaping plan prior to issuance of a certificate of occupancy.
8. The proposed gate located along Cleveland Street shall be required to remain in an open position during business hours, and when deliveries/pick-ups are planned to occur.
9.  If traffic associated with the usage of the property causes undue traffic concerns on Cleveland Street or 7^th Avenue, the applicant shall be required to complete a traffic study and make the recommended modifications needed to mitigate these conditions.
10. The applicant shall obtain a survey prior to any fence installation to ensure it does not encroach into state highway right-of-way. Additionally, proposed fencing shall not attach to the existing MnDOT fence located along the northerly property line unless prior approval is obtained from MnDOT. 
11. If drainage associated with snow storage within the existing grassy area impacts adjacent properties or public ROW, an alternative snow storage/removal plan shall be provided and approved.
12. Noise levels shall conform to Minnesota Administrative Rules Chapter 7030, Noise Pollution Control, and all other applicable noise regulations.
13. A minimum of three off-street bicycle parking spaces shall be provided on site.