CY30-24

Request by HDR, on behalf of the property owner, Mayo Clinic Health System, for amendments to the Institutional Overlay District and the approved campus plan.  The subject properties are described as Lots 7-22, Block 4, Oaklawn Addition including vacated alley; Lots 7-15 and the easterly 29.84 feet of Lot 16, Block 5 Oaklawn Addition, including vacated Plum Street and vacated alley; Lots 1-7, Block 7, Oaklawn Addition including vacated Hawthorn Avenue and Fair Street and vacated alley; Lots 1-20, Block 8, Oaklawn Addition, Lots 7-21; Lots 2-6, 7, 8, 10 and 12, Block 6, Oaklawn Subdivision and Agency Heights Subdivision; commencing at the northwest corner of the southeast quarter of the northwest quarter, Section 17, Township 108 N, Range 26 W, then south 514.8’, west 198’ to beginning; West 60 feet of the south 175 feet of the west six acres of the southeast quarter of the northwest quarter north of road, Section 17, Township 108 N, Range 26 W; All area north of road and west six acres of the southeast quarter of the northwest quarter except 3.16 acres; East 52’ of the south 150’ of the west six acres of the southeast quarter of the northwest quarter north of the road, Section 17, Township 108 N, Range 26 W; Lots 2-20 Saylor Addition; Lots 13-16 Dickinson’s Subdivision; Lots 1-12 Thilges Addition; .146 Acres in the northeast quarter of the northwest quarter, Section 17, Township 108 N, Range 26 W, Record Book 156, Page 496; .12 acres in the northeast quarter of the northwest quarter, Section 17, Township 1089 N, Range 26 W, Record Book 156, Page 509; Tract 48’ X 90’ directly rear of the west 48’ of Lot 4, Thielges Addition; .094 acres directly in the rear of Lot 5, Thielges Addition, east 2’ of Lot 4, Thielges Addition; and west 2’ of Lot 6, Thielges Addition; .07 acres directly rear of Lot 6, Thielges Addition; .02 acres directly in rear of Lot 7, Thielges Addition, etal. (1025 Marsh Street). (Blue Earth County PID R010813101049).

The anticipated date of City Council action is September 9, 2024. 

The applicant is HDR, on behalf of the property owner, Mayo Clinic Health System. 

The applicant is requesting for the amendment to the Institutional Overlay District and the approved campus plan. 

The subject properties are described as Lots 7-22, Block 4, Oaklawn Addition including vacated alley; Lots 7-15 and the easterly 29.84 feet of Lot 16, Block 5 Oaklawn Addition, including vacated Plum Street and vacated alley; Lots 1-7, Block 7, Oaklawn Addition including vacated Hawthorn Avenue and Fair Street and vacated alley; Lots 1-20, Block 8, Oaklawn Addition, Lots 7-21; Lots 2-6, 7, 8, 10 and 12, Block 6, Oaklawn Subdivision and Agency Heights Subdivision; commencing at the northwest corner of the southeast quarter of the northwest quarter, Section 17, Township 108 N, Range 26 W, then south 514.8’, west 198’ to beginning; West 60 feet of the south 175 feet of the west six acres of the southeast quarter of the northwest quarter north of road, Section 17, Township 108 N, Range 26 W; All area north of road and west six acres of the southeast quarter of the northwest quarter except 3.16 acres; East 52’ of the south 150’ of the west six acres of the southeast quarter of the northwest quarter north of the road, Section 17, Township 108 N, Range 26 W; Lots 2-20 Saylor Addition; Lots 13-16 Dickinson’s Subdivision; Lots 1-12 Thilges Addition; .146 Acres in the northeast quarter of the northwest quarter, Section 17, Township 108 N, Range 26 W, Record Book 156, Page 496; .12 acres in the northeast quarter of the northwest quarter, Section 17, Township 1089 N, Range 26 W, Record Book 156, Page 509; Tract 48’ X 90’ directly rear of the west 48’ of Lot 4, Thielges Addition; .094 acres directly in the rear of Lot 5, Thielges Addition, east 2’ of Lot 4, Thielges Addition; and west 2’ of Lot 6, Thielges Addition; .07 acres directly rear of Lot 6, Thielges Addition; .02 acres directly in rear of Lot 7, Thielges Addition, etal. (1025 Marsh Street). (Blue Earth County PID R010813101049).

The property is occupied by Mayo Clinic Health Systems and contains adjacent areas of land.

The property is zone IO- Institutional Overlay. 

No existing Environmental Sensitive Areas have been identified on site. 

Public utilities are available to the site.

Mankato City Code Section 10.21 - IO Institutional Overlay District 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTIIIINOVDI_S10.21IOINOVDI

Site Plan and Traffic Advisory Committee met on July 9, 2024 and submitted the following comments. Applicants' response is initialized: 
 

1. Applicant shall remove the utilities for the homes being demolished at the main. HDR Response: Mayo Clinic will comply with this requirement and remove the utilities from homes being demolished back to the main. This will occur at 1242 East Main Street when the house is demolished. This has already occurred at previously removed homes at 125 and 1109 Easy Mulberry Street. 
2. Ensuring we have correct addresses for homes being removed so that utility billing is disconnected. HDR Response: Mayo Clinic will provide the City of Mankato with the correct address to disconnect the utility billing.
3. Applicant shall remove the temporary driveway at Garden and Mulberry Street. A permanent access point at this location will not be permitted. HDR Response: Mayo Clinic will comply with this requirement and remove the temporary driveway. The temporary driveway is across from the proposed parking lot access point, not the circled pedestrian acces point. 
4. The applicant shall provide noise information/detail associated with the proposed improvements. HDR Response: Although no additional noise increases from the facilities is expected as a result of the future projects noted in the Institutional Overlay, and we feel this request is not related to the amendment request, Mayo Clinic has retained a firm to complete a noise study, which is being conducted the week of 7/22/2024. A report will be provided upon completion of the study. This report will determine if Mayo Clinc is meeting the standards for noise in Minnesota Rule 4030 and assist in determining a path forward. 
5. If you have not already done so, please log in to the online portal and make notification paymet. HDR Response: notification payment was completed on 07/11/2024. 

The applicant, HDR, on behalf of Mayo Clinic Health Systems is requesting an amendment to the Institutional Overlay and approved campus plan. 

History 

The Mankato City Council approved the Mayo Heath Systems (previously Immanuel St. Joseph's Hospital) Institutional Overlay District on September 10, 2001.  The process for establishing the district involved building design and construction criteria, rezoning the property from a residential zoning to either an O-Office, or Office Residential District designation, providing development plans and boundaries for the entire proposed district, location of future structures, the projected number of employees and residents, a traffic study, a concept plan for future development, and a various other plans (i.e. landscaping, exterior lighting, and drainage).

The original Master Plan contained the following major elements: 

1. The realignment of Dane Street and Dickinson Street along the east side of the campus.  In addition to the possible realignment of Marsh Street to the. These realignments would allow the campus to have the buildings and parking within the campus area and reduce pedestrian/automobile conflicts.
2. A proposed expansion of the Mankato Clinic that would have a floor area of 45,000 square feet and a proposed expansion to the Hospital that would have a floor area of 60,000 –100,000 square feet and be from 3 to 5 stories in height.
3. The construction of additional off-street parking as well as the construction of three, two story parking ramps.

Over the years, the Institutional Overlay District has been amended multiple times to allow for the expansion of the district and to improve the operations of the hospital. Examples of amendments include the addition of an essential utility structure and realignment of Marsh Street in 2004. In 2005, the ultimate site plan for the Campus Plan depicted a bed tower connected to the northeast corner of the hospital structure. In order to create efficiencies, preserve parking, and maintain internal traffic flow the previous location of the bed tower is being removed and relocated to the proposed location, and the applicant is requesting to amend the institutional overlay district campus plan to allow for the change. The most recent, 2022, approved the amendment to allow for the new bed tower and kitchen expansion. 

Rezone 

The areas in blue on the campus map will be rezoned to IO- Institutional Overlay. Under the institutional Overlay District, the properties depicted in the Campus Plan that are owned by the applicant would be zoned to Office Residential; however, the only uses that would be allowed are restricted to those depicted on the Campus Master Plan and the permitted uses must conform to the conditions in the resolution establishing performance standards. 

Properties not included in the rezoning, but are depicted in the Campus Plan Boundaries, may be added to the district by the City Council at the request of the property owner, provided the property area conforms to the conditions of approval. Properties outside the Campus Plan may not be added to the district, unless the Council approves revising the plan. 

The areas concerning rezoning are the areas outlined on the Institutional overlay area in blue. These are new parcels that are being added to the institutional overlay and campus map. These are all properties that have already been obtained by Mayo Clinic. The corner of Dickinson Street and Main Street lots are being rezoned to the OR Office Residential and Institutional Overlay District. The other areas on the map are to the north of Main Street, where some residential properties are being rezoned to fit with the Institutional Overlay District.

Proposal 

The applicant is requesting to modify the existing, approved Institutional Overlay for the Mayo Clinic Mankato Campus as outlined below: 

Parking and South Green Space 

Parking lot conversion - the paydown area that is located at the corner of Mulberry Street and Garden Boulevard. This area was approved as the paydown area in 2022 Institutional Overlay Amendment and build that 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. 

62 parking stalls are provided with this layout and are anticipated 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 similar to the one north of Main Street. The final size of the stormwater management would be determined will design. However, the landscaping is to be in kind of 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 is located adjacent to the recently completed Pharmacy Addition that eliminated an existing green space area. This layout would encroach into 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. 

92 parking stalls existed 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 applicant provided a figure to illustrate that the proposed institutional overlay area complies with the required minimum green space of 20% per City Code. The proposed overlay area 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 the 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 for 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 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 apart of the bed tower expansion. The height of the existing building it 113' 0', the proposed height of the antenna is 106' 5".

 

Staff recommends the following findings:

1. The proposed use conforms with the goals of the Mayo Clinic Campus Plan, 
2. The proposed use is determined to be in conformance with the overall intent of the campus plan in the IO, Institutional Overlay District. 

Staff recommends the approval of the Institutional Overlay amendment and the amendment of the Campus Plan:

1. Landscaping shall be installed in accordance with Mankato City Code. A conforming landscaping plan shall be submitted for review and approval prior to installation. 
2. The temporary driveway on Garden Blvd and Mulberry Street will not be permitted and therefore will need to be removed. 
3. The conditions from the previous approvals for the Mayo Clinic Health Systems Institutional Overlay District shall remain in effect unless amended in the conditions listed below. 
4. All exterior lighting shall adhere to Mankato City Code Section 10.89. The applicant shall provide lighting cut sheets for all exterior lighting fixtures. All fixtures shall be full cut, fully shielded style. 
5. The applicant shall provide a photometric plan at the time of building permit submission that depicts no more than 1/2 foot candle lighting levels at the property lines. Field lighting shall conform to section 10.89 Subpart 3A.
6. Screening for the Bulk Oxygen relocation shall be screened in accordance with Mankato City Code Section 10.88. 
7. Applicant shall have a pre-construction meeting with the neighborhood 30 days prior to construction of the facilities. The meeting shall address timing, staging areas, and contractor parking. 
8. Any changes to the approved campus signage plans for the development will require additional review and approval of the overall campus plans. 
9. Building elevations and materials of the proposed new structures shall be similar to the existing structure. 
10. The applicant will be required to submit a subdivision in accordance with the Mankato City Code.