Resolution approving a Certificate of Design Compliance for a new structure located in the Highway Gateway Overlay District and; Resolution approving a variance to reduce the front yard building setback on the Madison Avenue side of the property from 15 feet to 0.92 feet. The subject property is described as the north half of Lot 9, and Lot 10, Auditors Plat 27 (830 North Broad Street etc.); by request of Habib Sadaka.

See Attachment for recommended Findings of Fact.

Habib Sadaka has submitted a request for an amendment to the certificate of design compliance and a variance to reduce the front yard setback on the Madison Avenue side from 15 feet to 0.92 feet.

Property Overview
The property consists of three parcels (824, 826, and 830 North Broad Street, and 225 Madison Avenue), which will be combined into a single zoning lot. The site, currently occupied by a 960-square-foot single-story structure slated for demolition, is described as the north half of Lot 9 and Lot 10 (Auditor's Plat 27).

Background
The applicant's original request included a three-story mixed-use building. A variance for the same setback was approved by the city council on June 12, 2023, though the approval lapsed when the project was not completed. Additionally, parking for the previous request was allowed on adjacent properties owned by the applicant.
Certificate of Design Compliance
This request reflects modifications from the previously approved design in June 2023, including a reduction from three stories to two stories and the removal of the Broad Street parking area, which eliminates the need for one of the prior variances. The proposed use is exclusively for office space, replacing previously approved residential use.

The proposed two-story structure, measuring 106 feet by 32 feet, will feature exterior materials including Vetter stone limestone, Harrywood metal plank siding, Hardie square panel siding, black metal trim, and matte black or earth-tone canopies. Exterior lighting will utilize downlighting to meet city code standards, though adjustments to the photometric plan are required to meet the maximum one-half foot-candle lighting level at the property line.

The building's footprint is 3,392 square feet per floor, totaling 6,784 square feet. The structure will be partially embedded into the topography, with one story above grade on the Madison Avenue side and two stories at grade on the rear side. Retaining walls are proposed to manage elevation differences.

The plan complies with Mankato City Code requirements for lot coverage at 21.76% (75% allowed) and building height at 24 feet (35 feet allowed). The applicant will provide 23 parking stalls, including two accessible stalls, exceeding the 20 required. Bicycle parking will also be provided.

Landscaping and Screening
The Highway Gateway Overlay District mandates screening for street-facing parking areas with at least 80% opacity. The applicant must submit a landscaping plan, which must include deciduous and evergreen trees at specified intervals when applying for a building permit.

Snow storage will be on an adjacent vacant lot, with off-site removal required if the lot becomes unavailable. A fence on the southern property line will screen the parking area from neighboring properties. Additionally, a comprehensive signage plan must be submitted for review and approval before any signage permits are issued.

Variance Request
The variance request seeks a reduction in the building setback along Madison Avenue to 0.92 feet. Previous approvals for similar setbacks were granted in 2008 and 2023 but have since lapsed.

The variance consideration involves three key factors: reasonableness, uniqueness, and essential character. Reasonableness is demonstrated by alignment with past variances and the property's intended use. Uniqueness arises from the narrow lot dimensions and sloped topography. The essential character is preserved through compliance with B-1 Community Business District zoning and adherence to Mankato’s Urban Design Guidelines, which prioritize building placement along the street edge with parking positioned at the rear.

Mechanical equipment placement on the Madison Avenue side is prohibited, and any encroachments will require appropriate licenses or permits.

This revised proposal remains consistent with the city’s design principles, addresses site-specific challenges related to the topography of the site.