CY01-25

Request of Habib Sadaka for an amended certificate of design compliance for a new structure located in the Highway Gateway Overlay District and for a review of a previously approved variance to reduce the front yard building setback on the Madison Avenue side of the property from 15 feet to .92 feet. The subject property is described as the north half of Lot 9, and Lot 10, Auditors Plat 27, (830 N. Broad Street, etal). 

The applicant is Habib Sadaka.

The request for an amended certificate of design compliance for a new structure located in the Highway Gateway Overlay District and for a review of a previously approved variance to reduce the front yard setback on the Madison Avenue side of the property from 15 feet to .92 feet. 

The subject property is described as the north half of Lot 9, and Lot 10, Auditors Plat 27, (830 N. Broad Street, etal).

The existing land use is a vacant building. 

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

There are no known environmentally sensitive areas on the site. 

The site is currently served by public utilities and the new proposed development is also proposed to be served by public utilities.

Mankato City Code section 10.45 pertaining to the B-1, Community Business District, can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.45COBUDI 

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

Mankato City Code section 10.94 pertaining to Variances can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.94VA 

Site plan comments from May 9, 2023 for the previous request and reviewed were as follows:  

1. Notification fee shall be paid on the online portal prior to the Planning Commission meeting. 
2. The contract for deed owner shall provide their consent for the application in order for the application to continue processing. 
3. The applicant shall provide a snow removal plan. 
4. The applicant shall clarify whether there are encroachments needed for footings or other permanent building materials/systems. 
5. The parking proposed for use to achieve the code standards shall achieve Manakato City Code including, but not limited to, hard surfacing, 6" curb around the entire parking area, striping, the City of Mankato parking plates for stall size and backing movements, screening and all other criteria as found in Mankato City Code. This includes the 4 stalls on the vacant lot across the alley, and the stalls in the existing parking lot located across the alley. 
6. The applicant shall provide a legally recorded long-term, perpetual easement that allocates exclusive use of the required stalls on the adjacent sites to demonstrate conformity with the subject development site. This will be required prior to the building permit submission. 
7. The applicant shall arrange for the use of the right of way if necessary for future window cleaning, or other access or maintenance issues on the Madison Avenue side of the structure. This will require an obstruction permit each time access is desired from the right-of-way area. 
8. In order to achieve ADA requirements, the applicant shall include either an elevator, or an ADA unit on the lower level of structure. 
9. The applicant will be responsible for connection fees as per City of Mankato standards. The connection fee is roughly one REU, Residential Equivalent unit, per residential unit, and the estimated fee is $2,500 per REU. Questions pertaining to this item shall be directed to Carie Becker in Utility Billing. 
10. The commercial spaces will require a separate water meter than the residential. 
11. There will be two addresses for the facility. 828 N. Broad will be the address for the residential units, and 830 N Broad will continue as the commercial suite address. 824 and 826 N Broad and 225 Madison Avenue addresses will be retired. 
12. The applicant shall provide a private storm drainage system that achieves Mankato City Code. 
13. Applicant shall identify the location of the mechanical equipment, and the equipment shall be screened accordingly.
14. The photometric plan appears to require slight modifications in order to achieve the maximum lighting levels of ½ foot candle at the property line. Adjust accordingly.
15. Applicant shall provide the details on the proposed fence to be located to screen the parking lot area. Details shall include the fence material, and softening. Additionally, the fence shall not exceed 4’ be located in the front yard (Broad Street). Details shall be provided which address the current neighboring fence encroachment and the proposed resolution.
16. The landscaping plan shall include a minimum of 1 deciduous tree, 2 1/2” caliper for every 50 lf of parking lot. 

Habib Sadaka, is requesting an amendment to the certificate of design compliance for a new structure located in the Highway Gateway Overlay District and for a variance to reduce the front yard building setback on the Madison Avenue side of the property from 15 feet to .92 feet.

The subject property is located on 3 existing parcels, which will be combined to form one zoning lot. The addresses associated with the parcels are 824, 826 and 830  N. Broad Street, and 225 Madison Avenue.The subject properties are described as the north half of Lot 9, and Lot 10, Auditors Plat 27. 

The property is currently occupied by a one-story, approximately 960 square foot building, which is proposed for demolition with this redevelopment proposal.

On June 12, 2023, the same variance proposal was approved by city council. 

Certificate of Desgin Compliance 
The subject property is located in the Highway Gateway Overlay District and, as such, a certificate of design compliance is required for the construction of the new two-story structure.

A certificate of design compliance was approved in June 2023. This current request includes changes, such as the building from the previous 3-story structure to a now proposed 2-story structure. This request removes the parking area that was previously located adjacent to Broad Street, which eliminates the previously required variance on that side of the property. Additionally, the previous approval contemplated residential uses within the building, and the current request is proposing that the use of the building will be for office purposes only. 

The materials for the exterior will be a mix of lime stone from Vetterstone, metal plank in Harrywood, Hardie square panel siding, black metal trim, and matte black or earthtone canopies. The lighting fixtures will be down lighting only, which meets city code standards for exterior lighting. 

The building will be used as an office building. The floor plans show offices on both floors, storage areas, conference rooms, and bathrooms. 

Variance 
The applicant is seeking a variance for the placement of the building on the Madison Avenue side of the property. The Highway Gateway Overlay District requires a 15' minimum building setback, and the proposed setback is .92 feet. In 2008, a variance was granted  by the Mankato City Council for the subject parcel, which allowed a decrease in the setback to .75 feet. However, that proposed structure was never constructed. Consideration is again being sought for this new proposal for the site, which will also require a variance.