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AGENDA RECOMMENDATION |
Consent Calendar 6.N.
City Council Regular Meeting
- Meeting Date:
- 08/12/2024
Agenda Item:
Set September 9, 2024, as the date of public hearing for an ordinance rezoning property to OR, Office Residential; for amendments to the Institutional Overlay District and the approved campus plan. The property is located at 1025 Marsh Street, 125 Oaklawn, 1108-1128 East Main Street, 1238-1248 East Main Street, 106-118 Garden Boulevard, 1109 East Mulberry Street, 1115 East Mulberry Street and 1125 East Mulberry Street; by request by HDR, on behalf of the property owner, Mayo Clinic Health System.
Recommendation/Action(s):
At the July 24, 2024, meeting, the Planning Commission recommended setting September 9, 2024, as the date of hearing to review rezoning properties to OR/IO Office Residential/Institutional Overlay District and amendments to the Institutional Overlay District and the approved campus plan.
Summary:
Mayo Clinic Health Systems is requesting to set September 9, 2024, as the date of the public hearing to review rezoning properties to OR/IO Office Residential/Institutional Overlay District and amendments to the Institutional Overlay District and the approved campus plan. The properties are located at 1025 Marsh Street, 125 Oaklawn, 1108-1128 East Main Street, 1238-1248 East Main Street, 106-118 Garden Boulevard, 1109 East Mulberry Street, 1115 East Mulberry Street and 1125 East Mulberry Street.
The applicant will be rezoning properties to the OR/IO Office Residential/Institutional Overlay District and amending the campus plan by adding the properties to the district.
In addition to the rezoning, the applicant is requesting the following modifications to the Institutional Overlay District:
Parking and South Green Space
Parking lot conversion - the laydown area that is located at the corner of Mulberry Street and Garden Boulevard. This area was approved as the laydown area in the 2022 Institutional Overlay Amendment and built last year in support of construction projects. This area is no longer needed for construction functions and is desired to be converted into a parking lot.
There are 62 parking stalls provided with this layout that are expected to be used as employee parking. There will be no access to the existing alleyway to the south-west of the proposed parking lot conversion. To the west of the parking lot, the permanent stormwater management, which is anticipated to be used as a rain garden, is like the parking lot north of Main Street. The final size of the stormwater management would be determined with final design of the lot. However, the landscaping is like other landscaped areas and will be designed to meet City Code requirements.
The recently acquired property by Mayo Clinic on the corner of Main and Dickinson Streets, the expected plan is to remove the existing home on Main Street driveway access. The garages would remain to be utilized for equipment/maintenance storage. Access to the garage would be provided by a new driveway accessed off the existing driveway to the "Boldt" House. Landscaping and green space will be designed in accordance with the Mankato City Code during the project design phase.
Internal Green Space Options
There are two alternatives for an internal green space within the campus:
Option number one is for an internal green space addition located adjacent to the recently completed Pharmacy Addition that eliminated an existing green space area. This layout would encroach onto an existing internal road and parking lot and is currently shown as a concept subject to change. This area is also where the temporary heliport is located and is being relocated to the recently completed bed tower.
There were 92 parking stalls in this area prior to establishing the temporary heliport- if this green space option is chosen, parking counts would be reduced to 67 stalls. Note that the previously narrated parking lot conversion would add 62 stalls, providing a net gain when looking at both projects.
Option number two for an internal green space is located at the north end of the property near Marsh Street. The concept shown is in-kind to the surrounding area and would be further refined and landscaping determines if the project were selected to move forward. 6 accessible parking stalls would be removed with this option.
Campus Green Space
The proposed institutional overlay district totals 34.27 acres, which requires a minimum of 6.85 acres of green space. Including the existing and planned/proposed green spaces, a total of 8.73 acres (25.47%) of green space is provided, meeting the requirements.
Radiology Addition and Bulk Oxygen Relocation
Radiology Addition - the radiology addition is located in between the facilities area to the kitchen, boiler plant, and other building areas. Normal patient and staff access would be provided from internal access from existing buildings. Additional access for operations and staff is located directly outside.
The project consists of an approximately 10,000 SF building addition and reconstruction of existing site improvements. Access to this area will be maintained for facility operations and emergency vehicles. The existing bulk oxygen tank is also in this location and will have to be relocated. The building addition will have a two-story Radiology addition to the existing hospital and will include patient, staff, and support spaces, as well as a mechanical penthouse on the 2nd level to provide space for new mechanical units to serve the addition. Access to Radiology addition is provided through a connection to the existing hospital. Floor plans show patient spaces, staff spaces, and support space.
The exterior materials for this addition will be complementary to the esthetics of the existing hospital and the surrounding area of the Mankato campus.
Bulk Oxygen Relocation - the bulk oxygen system is to be relocated because of the proposed radiology addition and the increased demand required by the bed tower expansion. The applicant states that several locations were studied throughout the campus prior to deciding on locating it adjacent to the loading dock, which is relatively close to its current position. The proposed location is less visually intrusive compared to other locations that were reviewed and safe from an operational and public safety standpoint.
The proposed project consists of establishing a new 27'x 27' pad next to a loading dock. Retaining walls will be required for guarding purposes and protection of the bulk oxygen system. A portion of an existing retaining wall enclosing the chiller plants will be replaced and new screening with landscaping will be established along Dickinson Street.
Monument and Wayfinding Signage
Based off a Wayfinding Study, the applicants are proposing to make modifications to the signage on the site. City of Mankato city code section 10.87 states that monuments in the Institutional Overlay District are allowed a maximum height of 8 feet and 32 square feet in area. Directional signs are allowed to be a maximum of 6 feet in height and 8 square feet in area.
The applicant is requesting modification to the allowed sign size per Mankato City Code for the monument signs and directional signs. The requested height for the monument signs is 11'7" feet in height. As for the directional signs, they are requesting a height of 16 feet and 16 square feet in area. The applicant is aware that approval is required to allow construction of the proposed signage.
These signs will be internally illuminated with no exposed bulbs that would cause glare or light trespass.
Future Specialty Clinic Vertical Expansion
The applicant is proposing a future vertical expansion of the Specialty Clinic. It is anticipated that the future expansion will match the height of the recently completed Bed Tower expansion. The applicant is requesting approval to exceed the maximum height in anticipation of the future expansion.
The future specialty clinic's potential floor plan shows patient space, staff space, and support space.
Verizon Antenna
The site plan shows the proposed location of Verizon's antennas that need to be relocated because of the recent bed tower expansion. The Verizon antennas were originally on the penthouse of the original building. The antennas were selected to be placed on the roof of the northeast mechanical penthouse, which is a part of the bed tower expansion. The height of the existing building it 113' 0', the proposed height of the antenna is 106' 5".
The applicant will be rezoning properties to the OR/IO Office Residential/Institutional Overlay District and amending the campus plan by adding the properties to the district.
In addition to the rezoning, the applicant is requesting the following modifications to the Institutional Overlay District:
Parking and South Green Space
Parking lot conversion - the laydown area that is located at the corner of Mulberry Street and Garden Boulevard. This area was approved as the laydown area in the 2022 Institutional Overlay Amendment and built last year in support of construction projects. This area is no longer needed for construction functions and is desired to be converted into a parking lot.
There are 62 parking stalls provided with this layout that are expected to be used as employee parking. There will be no access to the existing alleyway to the south-west of the proposed parking lot conversion. To the west of the parking lot, the permanent stormwater management, which is anticipated to be used as a rain garden, is like the parking lot north of Main Street. The final size of the stormwater management would be determined with final design of the lot. However, the landscaping is like other landscaped areas and will be designed to meet City Code requirements.
The recently acquired property by Mayo Clinic on the corner of Main and Dickinson Streets, the expected plan is to remove the existing home on Main Street driveway access. The garages would remain to be utilized for equipment/maintenance storage. Access to the garage would be provided by a new driveway accessed off the existing driveway to the "Boldt" House. Landscaping and green space will be designed in accordance with the Mankato City Code during the project design phase.
Internal Green Space Options
There are two alternatives for an internal green space within the campus:
Option number one is for an internal green space addition located adjacent to the recently completed Pharmacy Addition that eliminated an existing green space area. This layout would encroach onto an existing internal road and parking lot and is currently shown as a concept subject to change. This area is also where the temporary heliport is located and is being relocated to the recently completed bed tower.
There were 92 parking stalls in this area prior to establishing the temporary heliport- if this green space option is chosen, parking counts would be reduced to 67 stalls. Note that the previously narrated parking lot conversion would add 62 stalls, providing a net gain when looking at both projects.
Option number two for an internal green space is located at the north end of the property near Marsh Street. The concept shown is in-kind to the surrounding area and would be further refined and landscaping determines if the project were selected to move forward. 6 accessible parking stalls would be removed with this option.
Campus Green Space
The proposed institutional overlay district totals 34.27 acres, which requires a minimum of 6.85 acres of green space. Including the existing and planned/proposed green spaces, a total of 8.73 acres (25.47%) of green space is provided, meeting the requirements.
Radiology Addition and Bulk Oxygen Relocation
Radiology Addition - the radiology addition is located in between the facilities area to the kitchen, boiler plant, and other building areas. Normal patient and staff access would be provided from internal access from existing buildings. Additional access for operations and staff is located directly outside.
The project consists of an approximately 10,000 SF building addition and reconstruction of existing site improvements. Access to this area will be maintained for facility operations and emergency vehicles. The existing bulk oxygen tank is also in this location and will have to be relocated. The building addition will have a two-story Radiology addition to the existing hospital and will include patient, staff, and support spaces, as well as a mechanical penthouse on the 2nd level to provide space for new mechanical units to serve the addition. Access to Radiology addition is provided through a connection to the existing hospital. Floor plans show patient spaces, staff spaces, and support space.
The exterior materials for this addition will be complementary to the esthetics of the existing hospital and the surrounding area of the Mankato campus.
Bulk Oxygen Relocation - the bulk oxygen system is to be relocated because of the proposed radiology addition and the increased demand required by the bed tower expansion. The applicant states that several locations were studied throughout the campus prior to deciding on locating it adjacent to the loading dock, which is relatively close to its current position. The proposed location is less visually intrusive compared to other locations that were reviewed and safe from an operational and public safety standpoint.
The proposed project consists of establishing a new 27'x 27' pad next to a loading dock. Retaining walls will be required for guarding purposes and protection of the bulk oxygen system. A portion of an existing retaining wall enclosing the chiller plants will be replaced and new screening with landscaping will be established along Dickinson Street.
Monument and Wayfinding Signage
Based off a Wayfinding Study, the applicants are proposing to make modifications to the signage on the site. City of Mankato city code section 10.87 states that monuments in the Institutional Overlay District are allowed a maximum height of 8 feet and 32 square feet in area. Directional signs are allowed to be a maximum of 6 feet in height and 8 square feet in area.
The applicant is requesting modification to the allowed sign size per Mankato City Code for the monument signs and directional signs. The requested height for the monument signs is 11'7" feet in height. As for the directional signs, they are requesting a height of 16 feet and 16 square feet in area. The applicant is aware that approval is required to allow construction of the proposed signage.
These signs will be internally illuminated with no exposed bulbs that would cause glare or light trespass.
Future Specialty Clinic Vertical Expansion
The applicant is proposing a future vertical expansion of the Specialty Clinic. It is anticipated that the future expansion will match the height of the recently completed Bed Tower expansion. The applicant is requesting approval to exceed the maximum height in anticipation of the future expansion.
The future specialty clinic's potential floor plan shows patient space, staff space, and support space.
Verizon Antenna
The site plan shows the proposed location of Verizon's antennas that need to be relocated because of the recent bed tower expansion. The Verizon antennas were originally on the penthouse of the original building. The antennas were selected to be placed on the roof of the northeast mechanical penthouse, which is a part of the bed tower expansion. The height of the existing building it 113' 0', the proposed height of the antenna is 106' 5".