CY43-25

Request of Wrestling Brotherhood, with permission of the property owner, for a variance from Mankato City Code Chapter 10, Article 2, Division 5, Sec. 10-169 to decrease the rear yard setback from the required 49.5’ to 25’ in the R-3, Limited Multiple Family Dwelling District, and for a conditional use permit to allow for a wrestling recreational facility in the R-3, Limited Multiple Dwelling zoning district. The subject properties are described as Lots 3, 4, 5, Block 16, Mankato City, Blue Earth County (Blue Earth County PID R010907206004, R010907206005, R010907206006, 1416, 1420, 1430 2^nd Avenue).

The applicant is Wrestling Brotherhood, with permission of the property owner. 

The applicant is seeking a conditional use permit for the operation of a wrestling facility and a variance to decrease the rear yard setback in the R-3, Limited Multiple Family Dwelling District. 

The subject properties are located at 1416, 1420, and 1430 2^nd Avenue. 

The two northerly properties are currently vacant and were the previous location of a bar. The southerly property has an existing residential house. 

The properties are currently zoned M-1, Light Industrial. The Planning Commission reviewed a rezoning request to change the zoning to R-3 at their July 23, 2025 meeting and recommended approval. That request will be reviewed by the City of Mankato City Council on September 8, 2025 for final action and decision. 

There are no known environmentally sensitive areas on the site. 

With development, the subject sites will be required to be served by public utilities.

Mankato City Code related to the R-3 zoning districts can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTIIREDI_DIV5LIMUDWDI 

The Site Plan and Traffic Advisory Committee reviewed the request at their July 8, 2025 meeting and provided the following comments: 

1. The applicant shall be aware that existing connections will need to be capped if PVC. If not PVC, then it must be removed from the main.
2. The applicant shall be aware that the 3 addresses for the existing homes will be retired. The address for this location will be 1422 2^nd Ave.
3. The applicant shall be aware that with the increase in the impervious area, they are encouraged to install stormwater infrastructure to reduce direct runoff to adjacent ROW from the parking lot. Existing storm sewers exist on Spruce Street, portions of 2^nd Ave and the adjacent alley.
4. The applicant shall confirm that roof drainage design does not require storm sewer for plumbing code purposes.
5. The Applicant shall be aware that a curbing complying with the Mankato City Code (6”) is required by code for parking lots in accordance with Mankato City Code.
6. The applicant shall provide clarity on how the building will be used and if public events will take place.
7. The applicant shall be aware that any future use/reuse of the property shall conform to the standards of the R-3 zoning district.
8. Applicant shall make the notification fee payment on the online portal, if not already complete.
9. The applicant shall provide a submittal that contains cohesive plans. As presently submitted, there is an architectural plan that appears to demonstrate different setbacks and information than the provided civil plans. The unified site plan should include accurate setbacks which include a front, and corner side yard, side yard and rear yard and must include the building dimensions, lot size, lot summary information for the proposed site such as structure and parking coverage in the yards, parking information, proposed zoning, etc. Note plans C3-10, and Concept 1.
10. Applicant shall provide lot summary information relating to structure coverage in the R-3 district, accurate setbacks, and parking in required yard coverage as required in the R-3 district.
    1. Code reference: Not more than 35 percent of the front, corner side yard, or rear yard setbacks shall be hard surfaced or used for driveways or unenclosed motor vehicle parking. Motor vehicle parking shall not be allowed in the required side yard setback.
    2. Code reference: Every corner lot shall provide a required front yard and a corner side yard on the secondary street side of the lot. The width of the corner side yard shall not be less than one-half the distance of the required front yard depth requirement for the lot. The corner side yard shall extend from the front to the rear of the lot along the secondary side street. No building shall be allowed in the corner side yard, and the restrictions on parking in the front yard shall apply to parking in the corner side yard. Corner lots in the B-3 district shall provide a corner side yard equal to the dimensions of the required front yard.
    3. Code reference: The sum total of ground area that may be covered by all structures located on a zoning lot in the R-3 district shall not exceed 35 percent of the lot area. Accessory buildings shall occupy not more than 50 percent of the total area of a required rear yard.
11. Applicant shall provide a site plan that accurately reflects the site setbacks. Specifically, where is the rear yard setback?
    1. Code reference: R-3 Rear yard setback: All other principal buildings and uses: 25 percent of lot depth, provided the yard is a minimum of 25 feet or a maximum of 75 feet.
12. Applicant shall confirm the location of the sight triangle relative to the parking spaces: Code reference: Sec. 10-1618: The location of parking spaces and internal driveways shall conform to the stated setbacks and ground coverages for impervious surfaces contained in each zoning district. Parking areas shall be designed so as to avoid parked vehicles encroaching into required yards. Parking shall not be located in the required sight triangle as defined by section 5-20.
13. Applicant shall provide detail on the proposed usage of the structure. Code outlines the conditional uses in this R-3 district as the following, “Golf courses, country clubs, and private recreational uses, all noncommercial.” Will the proposed use be non-commercial in nature? If so, please describe in narrative form. Or, if the request is seeking some other conditional use permit category, that should be provided along with the detail for that request.
14. There are no bleachers shown on the floor plan. Is the intention to host scrimmages, meets, tournaments, etc. where spectators will be attending? Or, will this facility only be used for training purposes? If so, the parking should be revised to reflect as much and the narrative provided should reflect how the facility will be used.
15. Applicant shall clarify the intention of the overhead door. Will outdoor activities be occurring with the proposed use, and/or will the door be opened during operations?
16. Applicant shall verify that all noise generated from the proposed development conforms to Minnesota Rule 7030 related to noise.
17. Applicant shall conform to the franchise coloring standards in building color selection.
18. The applicant shall combine the lots into one zoning lot. If this can be done by a parcel combination with Blue Earth County, that will achieve the intent of a zoning lot. If not, the applicant shall submit documentation that creates one zoning lot.
19. The applicant shall provide a landscaping plan that achieves Mankato City Code. For example, as currently submitted the required trees are shown in the public right of way, .
20. If exterior lighting is proposed, the applicant shall provide a lighting plan conforms to Mankato City Code including light fixture cut sheets.
21. The applicant shall provide a refuse plan for the site. If anything besides inside refuse storage is proposed, a dumpster enclosure achieving Mankato City Code will be required and this shall be included on an updated plan.
22. The applicant shall provide bicycle parking in accordance with Mankato City Code.

Wrestling Brotherhood, with permission of the property owner, is requesting a variance from Mankato City Code Chapter 10, Article 2, Division 5, Sec. 10-169 to decrease the rear yard setback from the required 49.5’ to 25’ in the R-3, Limited Multiple Family Dwelling District, and for a conditional use permit to allow for a wrestling recreational facility in the R-3, Limited Multiple Dwelling zoning district. The subject properties are located at 1416, 1420, and 1430 2nd Avenue and are legally described as Lots 3, 4, 5, Block 16, Mankato City, Blue Earth County. 

Variance
The applicant is seeking a variance to allow a reduction in the rear yard setback from the code required 49.5' to 25'. The Mankato City Code requires a rear yard setback that states, "All other principal buildings and uses: 25 percent of lot depth, provided the yard is a minimum of 25 feet or a maximum of 75 feet.". In this case, the lot depth is 198', thus requiring a rear yard setback of 49'.5'. The applicant is requesting a reduction to 25'. 

Conditional Use Permit
The applicant is also seeking a conditional use permit to allow for the development of a wrestling facility on the subject parcels. In the R-3 zoning district, the Mankato City Code allows, “golf courses, country clubs, and private recreational uses, all non-commercial” as conditional uses. 

According to the narrative provided by the applicant, the facility will house a gymnasium for wrestling classes and training for participants. The narrative further states that the purpose of the request is to allow for the development and operation of a youth wrestling facility—a community-oriented use that provides educational, physical, and social benefits to the local community. 

Site removal plans show the removal of the existing residential house and garage and the removal of the existing gas line and overhead line on the southerly lot. The existing concrete and bituminous on the northerly lot will also be removed, and several of the trees on the site will be removed.

Site plans show a new approximately 46’ X 144’ structure situated on the western side of the parcels. The structure runs north/south and the applicant intends to have the underlying three parcels considered a zoning lot for development purposes. The intended development will have access to and from the site along Spruce Street and from 2nd Avenue.

Utility connections for water and sanitary are shown from 2nd Avenue. 

Site plans show a new parking lot located to the east of the new structure. The parking lot contains 3628 parking stalls, and the parking analysis provided indicates that in order to achieve the Mankato City Code the site requires 28 parking spaces. 

The floor plan shows that the facility will have two training areas, restrooms, changing areas, an office and a registration area.  

Landscaping plans show plantings along the new parking lot area.