 |
AGENDA RECOMMENDATION |
Planning Commission 6.C.
City Council Regular Meeting
- Meeting Date:
- 10/14/2025
Agenda Item:
Resolution approving a Conditional Use Permit to allow unenclosed storage of wholesale building materials, products and equipment in the PI, Planned Industrial District (2205 7th Avenue); by request of American Builders and Contractors, Supply Co Inc.
Recommendation/Action(s):
At the September 24, 2025, meeting, the Planning Commission recommend approval of the conditional use permit.
Summary:
American Builders and Contractors, Supply Co Inc, with permission of the property owner, is requesting a conditional use permit to allow unenclosed storage of materials, products and equipment, including wholesale building materials in the PI, Planned Industrial, zoning district.
The subject properties are described as Lots 1–8, Block 21 and Lots 9–16, Block 12, together with vacated alleys and streets adjacent, Germania Park Addition and Lot 2, Block 1, Vogel Addition (2205 7th Avenue).
The applicant is proposing to use the property as a construction material supply business, which is proposed to have an outside storage area for materials. The proposal depicts the outside storage of materials to the east of the building. Overstock items will be stored adjacent to the building. Shingles will be on the eastern side of the parking lot.
The Mankato City Code allows unenclosed storage of materials, products, and equipment in the PI, Planned Industrial Zoning District through the issuance of a Conditional Use Permit, provided the use conforms to Chapter 10, Article X, Division 2 of the Mankato City Code.
The site plan shows few modifications to the existing site. Exterior modifications that will occur on site include a new forklift loading ramp, two new areas of fencing and gates, and a new overhead door.
The existing southern access onto Cleveland Street and the existing western access onto 7th Avenue will be maintained as is, with the addition of a gate system to limit after-hours access to the site. A condition that requires the proposed gate along Cleveland Street to remain in an open position during business hours, and when deliveries/pick-ups are planned to occur, has been included.
The site plan shows no modification to the number of off-street parking stalls provided on site. There are 27 standard off-street parking stalls, 2 accessible parking stalls, and 28 truck parking stalls provided on site. Warehousing and wholesale businesses are required to provide three off-street parking spaces, plus one space per employee on the largest shift. With a total of 57 off-street parking stalls provided on site, business operations would be limited to 54 employees on the largest shift.
The site must provide three bicycle parking spaces based on the standard that: nonresidential and multiple-family dwelling uses having an off-street parking requirement of 40 or more automobile spaces shall provide off-street bicycle parking spaces equal to five percent of the total number of automobile off-street parking spaces provided. With 57 automobile spaces provided, a minimum of 3 bicycle parking spaces are required.
The outdoor area proposed for the storage of materials, products and equipment, including wholesale building materials, is shown to be paved primarily with bituminous material, with a concrete apron surrounding the building. This area will be fully enclosed by a chain-link fence with privacy slats and two gates. The existing six-foot chain link fence located along the eastern property line will be maintained, but must be modified to provide 90% screening opacity. The existing 6-foot-tall chain-link fence along the northern property line has been identified as belonging to MnDOT, Minnesota Department of Transportation, and therefore cannot be attached to or modified unless prior approval is received from MnDOT. MnDOT provided comments concerning this fence following notification of Site Plan review. A new 6' chain-link fence with a swinging gate will be installed along the northeast entrance to the site. This fence shall also provide 90% screening opacity. Lastly, an 8-foot-tall chain-link with privacy slats and a sliding gate shall be installed along the southern property line. The proposed fence does not meet the minimum 90% opacity screening requirement for outside storage areas as required by the City Code, but shall be required to be modified in order to meet or exceed this requirement.
A trash enclosure is not shown on the provided site plan. Interior trash storage is not shown on the provided floor plans. Trash/refuse shall be stored either entirely within an enclosed structure or within a code-compliant exterior enclosure that meets Sec. 10-1743.
Snow storage is proposed to occur within the existing grassy area tabled as "Future Storage Area" on Doc# C100. If snow storage at this location impacts drainage on public ROW or adjacent properties, an alternative snow storage plan must be adopted.
If business signage is to be installed, sign permits must be applied for and approved for each sign installation. No temporary or permanent signage shall be installed prior to issuance of a sign permit.
The existing building is divided into a two-level building. The proposed floor plans include two warehouse areas, an office area and a showroom space. Warehouse area one is largely a two-story open space with a radiant hanging heater, trench drain, and multiple loading docks. Warehouse area two is largely a two-story open space with two radiant hanging heaters, loading docks, and an overhead door providing access from the new fork lift loading ramp. The office & showroom area is shown as split between the first and second floors, the second story of which is exclusively office space. This mixed-use space is shown to contain multiple office spaces, restrooms, break and conference room spaces, and a sales counter.
The applicant, ABC Supply Co. Inc. is a large wholesale distributor of roofing supplies. The applicant also states that they supply siding, windows, and other select exterior and interior building products, tools, and related supplies. Exterior storage materials will primarily include asphalt shingles, roofing insulation and accessories, solar panels, siding, stucco, windows and doors, rain gutters, and decking and railing.
MnDOT provided the following comment in response to the Site Plan notification: "The applicant should be aware that the existing fence near their northerly property line is fencing for the US 14 eastbound right-of-way. We would ask that, prior to any fence installation on the subject property, the applicant obtains a survey to ensure the new fencing does not encroach on state highway right-of-way. Additionally, the new fencing should not be attached to the MnDOT fence".
The subject properties are described as Lots 1–8, Block 21 and Lots 9–16, Block 12, together with vacated alleys and streets adjacent, Germania Park Addition and Lot 2, Block 1, Vogel Addition (2205 7th Avenue).
The applicant is proposing to use the property as a construction material supply business, which is proposed to have an outside storage area for materials. The proposal depicts the outside storage of materials to the east of the building. Overstock items will be stored adjacent to the building. Shingles will be on the eastern side of the parking lot.
The Mankato City Code allows unenclosed storage of materials, products, and equipment in the PI, Planned Industrial Zoning District through the issuance of a Conditional Use Permit, provided the use conforms to Chapter 10, Article X, Division 2 of the Mankato City Code.
The site plan shows few modifications to the existing site. Exterior modifications that will occur on site include a new forklift loading ramp, two new areas of fencing and gates, and a new overhead door.
The existing southern access onto Cleveland Street and the existing western access onto 7th Avenue will be maintained as is, with the addition of a gate system to limit after-hours access to the site. A condition that requires the proposed gate along Cleveland Street to remain in an open position during business hours, and when deliveries/pick-ups are planned to occur, has been included.
The site plan shows no modification to the number of off-street parking stalls provided on site. There are 27 standard off-street parking stalls, 2 accessible parking stalls, and 28 truck parking stalls provided on site. Warehousing and wholesale businesses are required to provide three off-street parking spaces, plus one space per employee on the largest shift. With a total of 57 off-street parking stalls provided on site, business operations would be limited to 54 employees on the largest shift.
The site must provide three bicycle parking spaces based on the standard that: nonresidential and multiple-family dwelling uses having an off-street parking requirement of 40 or more automobile spaces shall provide off-street bicycle parking spaces equal to five percent of the total number of automobile off-street parking spaces provided. With 57 automobile spaces provided, a minimum of 3 bicycle parking spaces are required.
The outdoor area proposed for the storage of materials, products and equipment, including wholesale building materials, is shown to be paved primarily with bituminous material, with a concrete apron surrounding the building. This area will be fully enclosed by a chain-link fence with privacy slats and two gates. The existing six-foot chain link fence located along the eastern property line will be maintained, but must be modified to provide 90% screening opacity. The existing 6-foot-tall chain-link fence along the northern property line has been identified as belonging to MnDOT, Minnesota Department of Transportation, and therefore cannot be attached to or modified unless prior approval is received from MnDOT. MnDOT provided comments concerning this fence following notification of Site Plan review. A new 6' chain-link fence with a swinging gate will be installed along the northeast entrance to the site. This fence shall also provide 90% screening opacity. Lastly, an 8-foot-tall chain-link with privacy slats and a sliding gate shall be installed along the southern property line. The proposed fence does not meet the minimum 90% opacity screening requirement for outside storage areas as required by the City Code, but shall be required to be modified in order to meet or exceed this requirement.
A trash enclosure is not shown on the provided site plan. Interior trash storage is not shown on the provided floor plans. Trash/refuse shall be stored either entirely within an enclosed structure or within a code-compliant exterior enclosure that meets Sec. 10-1743.
Snow storage is proposed to occur within the existing grassy area tabled as "Future Storage Area" on Doc# C100. If snow storage at this location impacts drainage on public ROW or adjacent properties, an alternative snow storage plan must be adopted.
If business signage is to be installed, sign permits must be applied for and approved for each sign installation. No temporary or permanent signage shall be installed prior to issuance of a sign permit.
The existing building is divided into a two-level building. The proposed floor plans include two warehouse areas, an office area and a showroom space. Warehouse area one is largely a two-story open space with a radiant hanging heater, trench drain, and multiple loading docks. Warehouse area two is largely a two-story open space with two radiant hanging heaters, loading docks, and an overhead door providing access from the new fork lift loading ramp. The office & showroom area is shown as split between the first and second floors, the second story of which is exclusively office space. This mixed-use space is shown to contain multiple office spaces, restrooms, break and conference room spaces, and a sales counter.
The applicant, ABC Supply Co. Inc. is a large wholesale distributor of roofing supplies. The applicant also states that they supply siding, windows, and other select exterior and interior building products, tools, and related supplies. Exterior storage materials will primarily include asphalt shingles, roofing insulation and accessories, solar panels, siding, stucco, windows and doors, rain gutters, and decking and railing.
MnDOT provided the following comment in response to the Site Plan notification: "The applicant should be aware that the existing fence near their northerly property line is fencing for the US 14 eastbound right-of-way. We would ask that, prior to any fence installation on the subject property, the applicant obtains a survey to ensure the new fencing does not encroach on state highway right-of-way. Additionally, the new fencing should not be attached to the MnDOT fence".