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AGENDA RECOMMENDATION |
Consent Calendar 6.H.
City Council Regular Meeting
- Meeting Date:
- 08/08/2022
Agenda Item:
Resolution approving a Conditional Use Permit to allow exterior storage in the B-3, Highway Business, zoning district. The subject property is described as the North 27’ of Lot 5 and Lot 6 except the North 250’, Block 1, Venstar Subdivision (1711 Premier Drive); by request of Jeremy Fischer on behalf of R. Henry Construction.
Recommendation/Action(s):
At the July 27, 2022, meeting, the Planning Commission recommended adoption of the resolution approving the conditional use permit.
Summary:
Jeremy Fischer on behalf of R. Henry Construction is requesting a conditional use permit to allow outside storage in the B-3, Highway Business, zoning district. The subject property is described as the North 27’ of Lot 5 and Lot 6 except the North 250’, Block 1, Venstar Subdivision (1711 Premier Drive).
Plans submitted show a proposed approximately 32' by 42' concrete pad to be located on the southwest side of the existing structure. Plans show an 8' fence around the south side and a portion of the west side of the concrete pad. The plans show the fence material to be "1 X 6 IPE Boards - stained."
The applicant's narrative states that their proposal will allow for outside storage of products both available for viewing and sale, otherwise known as display, as well as storage for received products, while hiding them from the view of passers-by and limiting the opportunistic removal of products by unauthorized persons. The applicant's narrative further states that storage will include both for viewing and sale items as well as previously ordered products awaiting customer pickup. The materials may include any materials which are not required to be indoors due to potential damage from weather. These items might include, but are not limited to decking, railings, windows, siding, block products, soffit and fascia, exterior stone, and exterior trim.
The property is zoned B-3, Highway Commercial District, and as such, shipping and outside storage when accessory to a permitted or conditional use is considered by the granting of a conditional use permit. The Code further states that if outside storage is allowed, it shall conform to the restrictions in Section 10.82 of the Mankato City Code.
Section 10.82 of the Mankato City Code states that in commercial districts, all outside storage areas shall be fenced and screened from abutting property and public streets with a fence or screen planting of 90% opacity, and that said fence shall not be less than 8' in height. The applicant's proposed fencing is 8' in height. However, the screening shown does not extend the full distance around the proposed storage area. In order to achieve this code requirement, a condition is included with the recommendations that the fence and a potential gate be extended to fully enclose the proposed outdoor storage area.
The applicant's narrative also requests to have an outside display of products. The Mankato City Code allows the outside display of products in the B-3 when accessory to the principal use and when said storage conforms to the standards in the code. In the case of outside display, it is limited to no more than 10 items normally produced or sold in the main structure. Products may only be displayed during posted business hours of the principal use and if the products are weather resistant, they may be exempt from being brought in with special authorization from the Zoning Administrator. The products must be displayed immediately adjacent to the front or corner side of the building and may not be placed in the yard areas. Additionally, the size of display areas is identified in the code. A condition is included herein that the proposed display shall achieve these criteria and, given the location not being immediately adjacent to the front or corner side of the building, the proposed outdoor storage area will not achieve the code criteria for display purposes. A recommended condition is included to outline that display is allowed when in compliance with the Mankato City Code.
The current use of the property is a design center, The Design Element, and a cabinet lab. The offices for R. Henry Construction are also located on the premises. Construction operations such as the operation of construction companies other than for office purposes, are not allowed in the B-3 district. A recommended condition is included herein which specifies that the conditional use permit does not allow the operation of a construction company, or other not permitted use, at the location.
Lighting is not shown on the site plan and a recommended condition is included herein that if exterior lighting is installed, it shall conform to the lighting standards in Mankato City Code Section 10.89.
The site plan shows a proposed new concrete pad on the northern side of the lot that is not included in the proposed storage area. The applicant has stated that they intend to use this area for parking of motor vehicles and turning movements associated with the adjacent loading ramp. A recommended condition is included herein that only allows outdoor storage in the applicant's noted supply storage area and prohibits the use of this parking area for outdoor storage unless reviewed and approved by the Mankato City Council through an additional request.
Plans submitted show a proposed approximately 32' by 42' concrete pad to be located on the southwest side of the existing structure. Plans show an 8' fence around the south side and a portion of the west side of the concrete pad. The plans show the fence material to be "1 X 6 IPE Boards - stained."
The applicant's narrative states that their proposal will allow for outside storage of products both available for viewing and sale, otherwise known as display, as well as storage for received products, while hiding them from the view of passers-by and limiting the opportunistic removal of products by unauthorized persons. The applicant's narrative further states that storage will include both for viewing and sale items as well as previously ordered products awaiting customer pickup. The materials may include any materials which are not required to be indoors due to potential damage from weather. These items might include, but are not limited to decking, railings, windows, siding, block products, soffit and fascia, exterior stone, and exterior trim.
The property is zoned B-3, Highway Commercial District, and as such, shipping and outside storage when accessory to a permitted or conditional use is considered by the granting of a conditional use permit. The Code further states that if outside storage is allowed, it shall conform to the restrictions in Section 10.82 of the Mankato City Code.
Section 10.82 of the Mankato City Code states that in commercial districts, all outside storage areas shall be fenced and screened from abutting property and public streets with a fence or screen planting of 90% opacity, and that said fence shall not be less than 8' in height. The applicant's proposed fencing is 8' in height. However, the screening shown does not extend the full distance around the proposed storage area. In order to achieve this code requirement, a condition is included with the recommendations that the fence and a potential gate be extended to fully enclose the proposed outdoor storage area.
The applicant's narrative also requests to have an outside display of products. The Mankato City Code allows the outside display of products in the B-3 when accessory to the principal use and when said storage conforms to the standards in the code. In the case of outside display, it is limited to no more than 10 items normally produced or sold in the main structure. Products may only be displayed during posted business hours of the principal use and if the products are weather resistant, they may be exempt from being brought in with special authorization from the Zoning Administrator. The products must be displayed immediately adjacent to the front or corner side of the building and may not be placed in the yard areas. Additionally, the size of display areas is identified in the code. A condition is included herein that the proposed display shall achieve these criteria and, given the location not being immediately adjacent to the front or corner side of the building, the proposed outdoor storage area will not achieve the code criteria for display purposes. A recommended condition is included to outline that display is allowed when in compliance with the Mankato City Code.
The current use of the property is a design center, The Design Element, and a cabinet lab. The offices for R. Henry Construction are also located on the premises. Construction operations such as the operation of construction companies other than for office purposes, are not allowed in the B-3 district. A recommended condition is included herein which specifies that the conditional use permit does not allow the operation of a construction company, or other not permitted use, at the location.
Lighting is not shown on the site plan and a recommended condition is included herein that if exterior lighting is installed, it shall conform to the lighting standards in Mankato City Code Section 10.89.
The site plan shows a proposed new concrete pad on the northern side of the lot that is not included in the proposed storage area. The applicant has stated that they intend to use this area for parking of motor vehicles and turning movements associated with the adjacent loading ramp. A recommended condition is included herein that only allows outdoor storage in the applicant's noted supply storage area and prohibits the use of this parking area for outdoor storage unless reviewed and approved by the Mankato City Council through an additional request.