CY10-26

Request of ISG, on behalf of the owner, Front Street Plaza, LLC, for a conditional use permit to allow for the redevelopment of the subject properties to include retail, office, residential and shared parking spaces and contain apartments on floors 2-6 of the proposed new building and restaurant spaces; for a certificate of design compliance to allow a new structure and redevelopment in the Downtown Gateway Overlay District; and for a variance to increase the allowable lot coverage in the Central Business District Fringe, CBD-F, zoning district from 75% to 77%. The subject properties are described as, Parcel 1: Lots 1, 2, 3, 13, 14 and 15 of Auditor's Plat No. 5 Mankato with exceptions; AND, Parcel 2: Easterly 157 feet of the northerly 22 feet of Lot 4 and also the easterly 143 feet of the middle 22 feet of said Lot 4 in Block 1, Warren's Addition to Mankato; otherwise also described as Lot 4 of Auditor's Plat No. 17 and light well on Lot 5 of said Auditor's Plat No. 17; AND,  Parcel 3: Outlot B, Pike Street Subdivision No. 3, City of Mankato, Blue Earth County, Minnesota; AND, Parcel 4: Lots 5 and 6, and the vacated alley adjacent thereto, of Auditor's Plat No. 17, Rearrangement of part of Auditor's Plat No. 5, City of Mankato; AND, Parcel 5: Lot Twelve (12), Auditor's Plat #17, Re-Arrangement of part of Auditor's Plat #5, except: All that part of Lot No. 12 lying East of Southerly extension of Westerly line of Lot No. 8, both of said lots being in the City of Mankato and according to Auditor's Plat #17; AND, Parcel 6: That part of Lot Sixteen (16), Auditor's Plat #17, Rearrangement of Auditor's Plat #5, and Lot Twenty-one (21), Auditor's Plat #17, Re-Arrangement of Part of Auditor's Plat #5, according to the Plat thereof; AND, Parcel 7: the Westerly 48 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor’s Plat No. 5, Mankato, of Block 84, Bruner’s Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 8: Lot 7, Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5; AND, Parcel 9: Lot Eight (8), Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5 and Part of Lots Nine (9) and Ten (10) Auditor's Plat No. 5 and a part of Lot Twelve (12) Auditor's Plat No.17 and All that part of Lot 9 according to Auditor's Plat No. 5 lying West of the southerly extension of the westerly line of Lot No. 8, according to Auditor's Plat No. 17; AND, Parcel 10: The Easterly 92 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor’s Plat No. 5, Mankato, of Block 84, Bruner’s Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 11: Outlot A, Warren Street Subdivision; AND, Parcel 12: Outlot A, Pike Street Subdivision No. 3, City of Mankato; AND, Parcel 13: part of Lot 14, Auditor's Plat No. 5, on file and of record with the Blue Earth County Recorder, described as: Commencing at the southeasterly corner of Lot 5, Block 9, City of Mankato by E.D. Bruner, according to the plat thereof on file and of record with the Blue Earth County Recorder, all being in City of Mankato, Blue Earth County, Minnesota  (All those lands lying between Warren Street, South Front Street, Liberty Street and Riverfront Drive. 
 

The applicant is ISG, on behalf of the owner, Front Street Plaza, LLC. 

The applicant is seeking a conditional use permit to allow for the redevelopment of the subject properties to include retail, office, residential and shared parking spaces and contain apartments on floors 2–6 of the proposed new building and restaurant spaces; for a certificate of design compliance to allow a new structure and redevelopment in the Downtown Gateway Overlay District; and for a variance to increase the allowable lot coverage in the Central Business District Fringe, CBD-F, zoning district from 75% to 77%.

The development is proposed to occur on the city block between Riverfront Dr. and Front St. and Warrent St. and Liberty St. 

The subject properties are described as, Parcel 1: Lots 1, 2, 3, 13, 14 and 15 of Auditor's Plat No. 5 Mankato with exceptions; AND, Parcel 2: Easterly 157 feet of the northerly 22 feet of Lot 4 and also the easterly 143 feet of the middle 22 feet of said Lot 4 in Block 1, Warren's Addition to Mankato; otherwise also described as Lot 4 of Auditor's Plat No. 17 and light well on Lot 5 of said Auditor's Plat No. 17; AND,  Parcel 3: Outlot B, Pike Street Subdivision No. 3, City of Mankato, Blue Earth County, Minnesota; AND, Parcel 4: Lots 5 and 6, and the vacated alley adjacent thereto, of Auditor's Plat No. 17, Rearrangement of part of Auditor's Plat No. 5, City of Mankato; AND, Parcel 5: Lot Twelve (12), Auditor's Plat #17, Re-Arrangement of part of Auditor's Plat #5, except: All that part of Lot No. 12 lying East of Southerly extension of Westerly line of Lot No. 8, both of said lots being in the City of Mankato and according to Auditor's Plat #17; AND, Parcel 6: That part of Lot Sixteen (16), Auditor's Plat #17, Rearrangement of Auditor's Plat #5, and Lot Twenty-one (21), Auditor's Plat #17, Re-Arrangement of Part of Auditor's Plat #5, according to the Plat thereof; AND, Parcel 7: the Westerly 48 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor’s Plat No. 5, Mankato, of Block 84, Bruner’s Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 8: Lot 7, Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5; AND, Parcel 9: Lot Eight (8), Auditor's Plat No.17, Rearrangement of Part of Auditor's Plat No. 5 and Part of Lots Nine (9) and Ten (10) Auditor's Plat No. 5 and a part of Lot Twelve (12) Auditor's Plat No.17 and All that part of Lot 9 according to Auditor's Plat No. 5 lying West of the southerly extension of the westerly line of Lot No. 8, according to Auditor's Plat No. 17; AND, Parcel 10: The Easterly 92 feet of the following described parcel: The Easterly 140 feet of Lots 9 and 10 of Auditor’s Plat No. 5, Mankato, of Block 84, Bruner’s Plat of Mankato, Lot 1 and part of Lot 2 of Van Brunt's North Row, Block 2 of Oakwood Addition to Mankato, and Block 1 Warrens Addition to Mankato, said tract of land fronting on Front Street in said City 38 feet and extending along Liberty Street a distance of 140 feet and being rectangular in form; AND, Parcel 11: Outlot A, Warren Street Subdivision; AND, Parcel 12: Outlot A, Pike Street Subdivision No. 3, City of Mankato; AND, Parcel 13: part of Lot 14, Auditor's Plat No. 5, on file and of record with the Blue Earth County Recorder, described as: Commencing at the southeasterly corner of Lot 5, Block 9, City of Mankato by E.D. Bruner, according to the plat thereof on file and of record with the Blue Earth County Recorder, all being in City of Mankato, Blue Earth County, Minnesota (All those lands lying between Warren Street, South Front Street, Liberty Street and Riverfront Drive). 

The property currently has a mix of commercial, retail, and residential units with associated parking areas. 

The property is zoned CBD-F, Central Business District-Fringe. 

A Preliminary Plat of the subject property was reviewed and recommenced for approval with conditions by the Planning Commission at their February 25, 2026, meeting.

The City Council is set to review the Preliminary Plat at their March 9, 2026, meeting. 

The site falls within FEMA's "Catastrophic Levee Failure" ESA Zone. There are no known wetlands within the subject property.

The property is currently served by public utilities. The applicant proposes to connect to existing utilities within S. Front Street & Warren Street. The applicant will be required to cap/abandon any unused utility services back to the main.
The applicant proposes to construct an underground stormwater treatment basin with associated stormwater services on the western portion of the subject property. 

The applicant, ISG, on behalf of the owner, Front Street Properties, LLC, is seeking a conditional use permit to allow for the redevelopment of the subject properties to include retail, office, residential and shared parking spaces and contain apartments on floors 2–6 of the proposed new building and restaurant spaces; for a certificate of design compliance to allow a new structure and redevelopment in the Downtown Gateway Overlay District; and for a variance to increase the allowable lot coverage in the Central Business District Fringe, CBD-F, zoning district from 75% to 77%.

The plans for the redevelopment show the demolition of all present structures within the block bordered by S. Riverfront Dr, Warren Street, S. Front St, & W. Liberty St. In their place, the applicant is proposing to construct a multistory mixed-use development atop of the full extent of the property. The proposed redevelopment will include multiple office spaces, two retail spaces, a restaurant, multi-floor residential, and a shared parking facility. 160 apartments, arranged into 108 one-bedroom units and 52 two+ bedroom units and 250 off-street parking stalls, are proposed with the redevelopment. 

The applicant proposes to construct the proposed project in two phases due to the need for on-site laydown space during construction. Phase one will include construction of both the 5-story office building and the 6-story multi-use building. At this time, the space between the buildings will be utilized as construction laydown space. Phase two is proposed to begin once the exterior finishes of both buildings are mostly in place and will include construction of the parking ramp and surface parking lot. As the proposal is to construct the redevelopment in two phases and as Phase I will need the improvements associated with Phase II to operate, occupancy of the development will not be permitted until completion of both Phase I and Phase II. 

Conditional Use Permit:

The subject property is located in the CBD-F, Central Business District Fringe, where the Mankato City Code requires conditional use permits for the proposed uses.

Plans submitted for the redevelopment show the demolition of all existing structures and the construction of a 5-story office building situated at the corner of S. Riverfront Drive and Warren Street and a 6-story building along S. Front Street. The 6-story building is segmented into multiple uses. The first floor is arranged into two retail spaces along W. Liberty Street, a café and residential lobby space with storage along Front Street, and a restaurant space at the corner of Warren & S. Front Streets. A covered walkway provides access off S. Front Street to tenant spaces and the parking garage. Floor two, labeled as the "mezzanine floor", is arranged to consist of residential apartment units and their associated common amenity spaces, as well as a mezzanine for the café and lobby spaces. The third level, tabled as "second floor", is designed with residential apartment units and their associated common amenity spaces. These amenity spaces include two terrace spaces, both of which have been designed for use by the development's residents, but do not have specified features. Provided plans state that these spaces "may" be utilized for a dog run and a private deck area with seating and associated open space amenities. The proceeding floors, labeled 3-6, consist strictly of residential apartment units and small residential amenity spaces. A three-story parking ramp and surface parking lot are proposed to be constructed between the buildings. The parking ramp will be arranged in a single-threaded helix design, with three accesses. Parking ramp access will be available off of Warren Street and via the surface parking off of W. Liberty Street. The parking ramp will serve as secondary access for the first three floors of the office and mixed-use buildings, with direct access to the office building, café mezzanine, residential lobby and amenities spaces, and the covered common walkway. The proposed parking ramp will not provide direct access to the proposed retail, café, or restaurant spaces. 

Amenities & Common Spaces:
The redevelopment does not propose any public amenities or common spaces, but the applicant has agreed to continue the landscaping and sidewalk design seen throughout the Front Street corridor for their development. 

As referenced above, private residential amenities will include two private terrace spaces with their own amenities, a bike room/locker, pet spaces, lounge spaces, and an interior trash room.

The parking garage, surface lot, and covered walkway shall serve as shared spaces for the residents and tenants of the redevelopment. The applicant has not provided details on the management of these shared spaces nor supplied insight into any potential separation between commercial customer parking and tenant/resident parking. 

Additionally, the proposed restaurant space features an exterior private patio space, a portion of which is recessed under the 2nd floor apartment spaces and all of which is covered. 

Refuse:
Apartment residents and tenants of retail space #2 will have access to an interior trash room and trash compactor on the west side of the 6-story building.

All other tenants of both buildings shall share an exterior trash enclosure located between the surface parking lot and the 6-story building. Plans have not been provided for the refuse enclosure. As the redevelopment includes a proposed restaurant space, the exterior trash enclosure should include a grease disposal. 

Construction & Phasing Details:
The applicant has provided a site logistics, phasing, and construction plan that outlines how the proposed redevelopment will be constructed after demolition of all existing structures and vacation of existing utilities. 

As previously discussed above, the proposed project will be constructed in two phases to "minimize disruption to local traffic, pedestrians, and businesses", but will remain unoccupied until full completion of both phases. Both proposed phases are proposed to trigger temporary closure of parking, walking, and driving spaces within the right-of-way.

Phase I of the project will include construction of both the 5-story office building and the 6-story multi-use building, with the parking area being utilized for construction laydown space. Phase I will include temporary lane closures on S. Riverfront Drive, Warren Street, and S. Front Street, and closure of the street parking along S. Front and W. Liberty Streets. In particular, in order to make utility connections, the portion of S. Front Street adjacent to the development will need to be fully closed for approximately 4 weeks. 

Phase II of the project will begin once the exterior finishes of both buildings are mostly in place and will include construction of the parking ramp and surface parking lot. The applicant stated that they do not anticipate the need for long-duration lane closures during phase II of the project, but that closure of the parking areas along S. Front Street & W. Liberty Street is still needed. 

Parking:
The applicant states that the proposed redevelopment will operate using a shared parking model and that, using this model, the development provides more than the required number of off-street parking stalls, as they propose to provide 250 off-street parking stalls. 

As the proposed redevelopment is located within the CBD-F Zoning District, uses and buildings located in the CBD-F district by code provide one-half the required off-street parking requirement. This means that the 483-parking stall requirement would be reduced to 242 off-street parking stalls. However, the code standards state that the city council may require off-street parking to be provided for conditional uses in the CBD-C or CBD-F districts. In lieu of required parking spaces in the CBD-C and CBD-F districts, a payment may be made to the city parking fund or other authorized parking fund. The in lieu payment per parking space shall be determined by the council on a yearly basis with the same procedure required for all assessments. Requests for payment in lieu of required parking spaces must be made to the council through the city planning commission. The determination to allow a payment in lieu of required parking will be made by the council and shall be based on available municipal parking facilities within 500 feet of the use and the total city parking system in general. 

For the proposed shared parking, the applicant utilized the City's shared parking schedule and added a customized residential and retail parking category. The applicant uses these calculations to justify reducing the shared parking parameters for the office use on weekends and their own added residential class during the day. The applicant states that this proposed shared parking schedule maximizes the use of the parking facilities by coordinating different users whose peak parking demands occur at different times. 

The proposed parking calculation for the residential units requires 120 parking stalls, or 1/2 of a stall per unit. The applicant proposes that the shared parking schedule would allow them to increase the number of off-street parking stalls per unit to 1-stall per one-bedroom unit and 1.5 stalls per unit with two or more bedrooms, or 186 stalls during all times but the 7am-6am weekday timeframe. 

The applicant states that a bicycle storage locker will be provided as a residential amenity. Due to this, they have removed the required stalls for the residential use from the bike parking calculations. Their stated bicycle parking calculations are based on 122 parking stalls for non-residents, which would require them to provide a minimum of 6.1 bicycle stalls (7-stalls once rounded). The applicant has not specified the capacity of the bike storage locker. The applicant also identifies that they could be granted a 5% reduction in parking requirement for the additional bicycle parking stalls, but that they did not include this as a request. 

Note: Mankato City code Sec. 10-1612 and Sec. 10–542 give the City Council the ability to require additional parking stalls for the proposed development or payment in lieu of parking.  

Loading:
The applicant proposes two off-street loading areas to serve the redevelopment. 

A loading dock area is proposed within the development along W. Liberty Street. This central loading dock will only serve the retail tenant #2 space and is proposed to be screened from Liberty Street at a minimum of 6' in height. The applicant has provided turning movements demonstrating a potential successful use of the loading dock area.

A pull-through loading area is proposed along the south side of Warren Street that will serve the retail #1, café, restaurant, and office tenants. Based on the use and floor areas of the property, Mankato City Code requires that this loading area be a minimum of two short loading berths or 10' wide by 70' deep. The proposed loading area conforms to the dimensional requirement. The applicant states that this loading area cannot be screened due to "access constraints." Additionally, this loading area is proposed fully within City of Mankato property / the public ROW. An existing loading area is already present on the north side of Warren Street that serves that adjacent development to the north.

Traffic:
The applicant has provided a Traffic Memo for the proposed redevelopment. Within this memo, the applicant comes to the conclusion that the development "will have minimal impacts to the surrounding roadway network" and states that "Based on the estimated trip generation potential and alternative routes provided to access the site, its is expected that the existing roadway links would be able to accommodate the new trips generated by the development". 

The Traffic Memo says that the redevelopment is expected to generate a daily traffic count of 3,894 and states that the development will "generate up to 432 trips during the AM peak hour of adjacent street traffic", though they argued for a reduction to 324 trips. The memo states that the previous uses of the development area would have had an expected 350 trips during the AM peak hour.  

The Traffic Memo provided does not provide specific roadway or intersection usage data.

Utilities:
The redevelopment area is currently occupied by structures served by public and private utilities. In order to construct the proposed development, the applicant must abandon/cap any utility services that are not to remain active back to the main. The applicant will then connect to existing utilities within S. Front Street & Warren Street for each tenant space.

Additionally, the applicant proposes to construct an underground stormwater treatment basin with associated stormwater services on the western portion of the subject property. 

The applicant states that snow is planned to be hauled off-site and that temporary snow storage areas are identified within the surface parking area and corner of the upper deck of the parking ramp. 

Massing, Floor Area Ratio, and Lot Coverage:
The proposed redevelopment will have four street frontages; S. Riverfront Dr, Warren St, S. Front St, and W. Liberty St. 

There are no minimum setbacks required and the proposed buildings on site do not encroach into the required site triangle within the pedestrian line of sight. The applicant has stated that the proposed encroachment shall still allow for a minimum clear height of 18'.

The CBD-F Zoning District allows a maximum floor area ratio of 3.0. The applicant states that the proposed ratio of the redevelopment is 2.83, or 308,802 GSF of the maximum of 327,108 gross square feet. This is within the boundaries of the zoning code.

Due to the proposed lot coverage exceeding the maximum lot coverage permitted in the CBD-F, the applicant has applied for a variance to allow for an increased lot coverage of 77%. The proposed variance is described below. 

Encroachments:
The applicant proposes multiple encroachments into the public right-of-way (ROW).

The proposed building at the corner of Liberty Street and Front Street will encroach into the sight triangle on floors 2–6, but a minimum clear height of 18 feet will be provided to ensure proper site lines for pedestrians and vehicle traffic. Storefront canopies will encroach the right-of-way along S. Front Street, but a minimum clear height of 15 feet will be provided. A residential terrace will encroach into the right-of-way along S. Front Street, a continuation of the 18' clear height will be provided. The proposed building at the corner of Riverfront Drive and Warren Street will encroach into the ROW on floors 2–6, with an 18' clear height.

Building footings will encroach into the right-of-way approximately three feet. A footing encroachment exhibit has been provided by the applicant. The exhibit shows footing encroachments ranging from two inches to three and a half feet along all four frontages of the development. The applicant has also provided a simplified exhibit that details the instillation of either 25 'x 25' columns or 120 ton-driven piles as encroachments into the right-of-way. 

As referred to above, the off-street loading area along Warren Street is proposed on City of Mankato property and within the public right-of-way.

The applicant states that all doors along the right-of-way will be recessed into the building, and therefore no at-grade encroachments into the right-of-way will occur. 

The applicant will be required to apply for, be issued, and maintain a permit to encroach into the right-of-way for the entirety of the encroachment.

Certificate of Design Compliance:

The subject property is located in the Downtown Gateway Overlay District, requiring a certificate of design compliance. To ensure that development activity will enhance the visual and aesthetic character of the gateway district in accordance with the Urban Design Guidelines, review of the new buildings and demolition of structures requires a review by the Planning Commission and City Council. 

The purpose of the Downtown Gateway Overlay District is to promote high-quality design in the city's downtown and implement and effectuate the principles established in the Urban Design Framework Manual. The Urban Design Framework Manual is to be referenced to determine if a development conforms to the district code. 

Exterior Finishes:
The Downtown Gateway District requires that all exterior wall finishes on the building structure shall be of the following materials: face brick, natural stone, stone or brick textured precast concrete panels that have been integrally treated with a color, naturally colored and textured concrete block (not exceeding 20% of a wall area), glass, stucco or similar, and materials approved by the City Council.   Additionally, building elevations shall conform to the urban design guidelines. Walls facing the street or walkways must be punctuated with display windows, doors, indentations.

The applicant proposes to finish the exterior elevations of the redevelopment with a plethora of natural and neutral toned architectural metal panels, fiber cement, and precast concrete.

The proposed 5-story office building will utilize a metal and glass curtain wall system along the Warren St & S. Riverfront Dr frontages, a large blank space of grey-toned precast concrete and varied grey-toned metal paneling along the Warren St elevation. Lastly, the Riverfront Drive elevation is predominantly finished with a honed full depth limestone panel veneer. Additionally, 5th and 6th floor terrace spaces are shown at the corner of Riverfront Dr & Warren St for the office building. 

The 6-story mixed-use building elevations are largely segmented into two areas, the street-level and residential-level elevations. The residential area elevations are dominated by alternating fiber cement, limestone, architectural metal panels, windows, and mechanical louvers. The applicant also shows prefabricated metal residential balconies along the interior-facing elevations of the building. The S. Front St elevation features a prominent projecting terrace area with copper-toned metal panels. The street-level elevations include multiple storefronts, prefabricated metal canopies, coarse limestone paneling, honed limestone paneling, "buff" toned precast concrete, a precast walled loading dock area, and an enclosed outdoor patio area. The street-level elevation along S. Riverfront Drive also includes a metal overhead door and other features associated with commercial loading areas. 

The proposed parking ramp elevations are shown as varied grey-toned precast concrete finishes along the Warren St elevation with "buff" toned precast concrete and areas of coarse full depth limestone panel veneer finishes along the Riverfront Drive elevations. 

The east-facing elevation of the office building is shown as pre-cast concrete. 

The proposed redevelopment is located within the Downtown Lighting District. The applicant has proposed a variety of exterior lighting fixtures, all of which are stated to be fully cut off. 

The applicant shows mechanical units strictly along the roof areas of the development. Mechanical equipment is required to be installed on rooftops or properly screened. 

The applicant states that the proposed redevelopment is located within the downtown gateway area and will have four street frontages facing S. Front Street to the East, Warren Street to the north, South Front Street to the East, Liberty Street to the south, and Riverfront Drive to the west. The facades along Warren Street and South Front Street are intended as a continuation of the retail corridor along South Front Street with inset storefronts and canopies for signage and pedestrian cover. The applicant further explains that the development holds the street edge and includes a private "urban plaza" at the intersection of S. Front Street and Warren Street as well as an elevated terrace planned at the second level for private residential use. The primary pedestrian garage entrance along the mid-block of South Front Street will also serve as a point of entry for the café space and the retail bay at the corner of Liberty and South Front Street. As suggested above, the finishes will be prioritized along S. Front and Warren Streets with a mix of limestone, architectural panels in metal and fiber cement, as well as retail storefronts and larger glazing at building breaks. The Liberty Street and Riverfront Drive frontages will continue the "architectural language", but will primarily be clad in architectural fiber cement and metal panels along with limited limestone finishes along the base and on accent walls. 

Signage:
The applicant has provided a signage exhibit that highlights the portions of the redevelopment that may be intended to feature signage. Additionally, the applicant has provided an estimates table that summarizes the signage areas as they apply to the Mankato City Code. 

Due to the shared nature of the property, signage for the development will be reviewed on a property-wide basis. 
The applicant has not proposed specific signage at this time and any proposed signage must first be approved via a sign permit prior to fabrication and installation.

Variance:

A variance to increase the allowable lot coverage in the Central Business District Fringe, CBD-F, zoning district from 75% to 77%.

Mankato City Code Section 10–546 states that, “The sum total of ground area that may be covered by all structures located on the zoning lot in the CBD-F district shall not exceed 75 percent of the lot area.” The applicant states that the proposed redevelopment has a lot coverage of 77% (88,217 Sq. Ft. of the 109,036 Sq. Ft. lot area), which exceeds the coverage limit by 2% of the area. 

The applicant provided a narrative and exhibit that assesses the lot coverage of the proposed structures within the redevelopment area. The applicant states that the proposed redevelopment exceeds the maximum lot coverage, but that this non-conformance is only present with inclusion of the floors above street level since the definition of lot coverage includes all areas of the lot covered by buildings or roofed areas.