CY29-24

Request of APX Construction Group for a certificate of design compliance for exterior modifications to a structure located in the Highway Gateway Overlay district. The subject property is described as Lot D, Block 1, except the north 15’ of right of way, Scheurer’s Sunray Addition. (1531 Madison Avenue, Blue Earth County PID R010916101004). 

The final action for this item will be the Planning Commission on July 24, 2024. 

The applicant is APX Construction Group.

The applicant is requesting a review for a certificate of design compliance for exterior modifications to a structure located in the Highway Gateway Overlay district. 

The subject property is described as Lot D, Block 1, expect the north 15' of right of way, Scheuer's Sun. 

The property is zoned B-1, Community Business District. 

There are no known environmentally sensitive ares known. 

The site is served by public utilities. 

Mankato City Code Section 10.48 subd. 3 regarding the Highway Gateway Overlay District can be found here: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.48GTGAOVDI

The Site Plan and Traffic Advisory Committee met on July 9th, 2024 and submitted the following comments:

1. If applicant is reconstructing the parking lot, a drainage plan will need to be provided. The driveways located on Belle Ave can be consolidated if pavement improvements related to a parking lot reconstruction are being conducted. We are not currently reconstructing the parking lot. 
2. Applicant should be aware if each suite is going to have their own meter, we would want that process to begin as soon as possible. The 2-inch Meter located on the property currently is going to be tested this week. Applicant should contact Carie Becker at 507-387-8520 for further information. Noted. We will be hing separate meters and will process accordingly.
3. The suites address numbers that will be assigned will be suite 100 for APX and suite 200 for Herdstar. City of Mankato approved of suite numbers 
4. If you have not already done so, please log in to the online portal and make payment for the notification fees from this project. Noted. 

The applicant, APX Construction Group, is requesting a review for a certificate of design compliance for an existing structure in the Highway Gateway Overlay district. The subject property is described as Lot D, Block 1, expect the north 15' of right of way, Scheuer's Sun. 

The exterior work will be under 500,000 dollars, per Mankato City Code 10.48, this project is only required to be reviewed by the Planning Commission and will not need to be forwarded on to the City Council for review. 

The property is located in the Highway Gateway District and requires a Certificate of Design Compliance. As with other construction in the Highway Gateway Overlay District, the construction of new buildings requires a Certificate of Design Compliance to ensure that all construction activities within the District will enhance the visual and aesthetic character of the Gateways in accordance with the Urban Design Guidelines adopted as part of the City’s Land Use Plan. The Highway Gateway Overlay District is intended to promote high quality design in Mankato’s major entryways into the City. The design features and standards are intended to create a positive first impression upon entering the City, and to establish an image and character that is uniquely Mankato’s.

The previous use of the property was Johnson Outdoors until November 2023. The future use of the building will need to conform to the uses in the underlying zoning district. 

The applicant is utilizing the existing building and adding new exterior finishes. There are no proposed additions to the building. The exterior finishes being proposed are metal panels that are applied horizontally and vertically, stone panels in the shade Silver Shadow, and existing brick stained gray.

The proposed rendering also shows some vertical aspects to the building by implementing building appendages and different building height elevations. They are also proposing adding a skylight. 

The floor plan for the building shows future tenant space, offices, bathrooms, and storage and mechanical spaces. There will be a main level and a lower level in this building. 

Staff respectfully find the following: 

1. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "commercial." 
2. The proposal does not interfere with or diminish the use of property in the immediate vicinity. 
3. The proposal is currently served by public facilities and services and will continue to be. 
4. The proposal does not cause undue traffic congestion as there are no changes in the number of employees which would require additional parking, and no other changes are proposed to the site access, or traffic patterns.  
5. There are no known historical or architectural resources on the site. 
6. There are no known natural or environmental features on the site. 
7. It will not cause a negative cumulative effect and effect on the City as a whole as the current and future use will need to comply with city code.  
8. To the extent known, the development conforms with all other applicable regulations of the district, and other applicable ordinances. 
9. The proposal will not jeopardize the public's health, safety, or general welfare. 
10. The property is located in the Highway Gateway Overlay District and the proposed value of the project does not exceed $500,000 by by Mankato City Code Chapter 10.48, this project only requires review of the Planning Commission.

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

1. The elevations shall conform to the submitted elevations approved by the Planning Commission.
2. A sign permit will be required for all proposed exterior signage and shall adhere to Mankato City Code Section 10.87.
3. All new lighting fixtures shall conform to Mankato City Code Section 10.89.
4. All new exterior finishes shall conform to the Mankato City Code. Exterior architectural metal panels shall have concealed fasteners and shall not be exposed.