Resolution approving a Certificate of Design Compliance for the construction of a new, approximately 5,500 square foot structure in the Highway Gateway Overlay District (1511 Adams Street); by request of Ophthalmology Associates.

At the September 25, 2024, meeting, the Planning Commission recommended the adoption of a resolution approving the Certificate of Design Compliance with the following findings:

1. The proposed use conforms with the standards set forth in the B-1 Community Business District. 
2. The proposal, when including the implementation of the required conditions, conforms to Mankato City Code section 10.48 Highway Gateway Overlay District. 

Ophthalmology Associates is requesting a certificate of design compliance for the construction of a 5,550 square foot structure in the highway gateway overlay district. The subject property is described as Lot 1, Block 1, Elwin Addition No.4 (1511 Adams Street).
 
The use of a professional service office, an eye clinic providing same-day surgical services, is a permitted use in the B-1 zoning district. The applicant indicated that since this is a same-day service, there will be no overnight patients. 
 
Site plans show access to the new building from the existing Elwin Road. Two access points from Elwin Road are shown to the new parking lot. Based on discussions with Public Works in pre-development meetings, the southernmost access point was moved to its current location on the eastern side of Elwin Road instead of directly off the southern end. This shift will allow sufficient room for Public Works to plow and maintain the public streets.
 
The new building is situated near the front of the lot along Adams Street and achieves the Highway Gateway overlay standard setbacks of a minimum of 15 feet and a maximum of 85 feet on each frontage as required in the District on corner lots. The parking lot provides sufficient parking to achieve Mankato City Code section 10.85. Parking required for a medical and dental office is one space per two hundred square feet of floor area, and the general standards for a clinic require one space per staff member. Based on the gross floor area, 25 parking stalls are required, and 10 employees on the largest shift, which requires 10 additional stalls for a total parking demand of 35 parking stalls. The applicant is proposing to provide 41 parking stalls. A client drop-off and pick-up location are shown on the site plans on the westerly side of the new building.
 
The site plan depicts a backup generator on the south side of the building that will be fully enclosed with clad stone that matches the primary structure and screened according to the Mankato City Code. As with all developments, the project will be required to conform to Minnesota Noise Standards 7030, including the use of the back-up generator. A condition is included herein that if issues arise with noise, the applicant shall be responsible for conducting a noise study to verify that standards are met with the Minnesota Noise Standards 7030. There is a trash enclosure located in the parking lot to the south of the building. A condition is included that the trash enclosure will need to achieve Mankato City Code 10.88 standards. 

Lastly, the site plan also shows the location of a future addition on the northern side of the building, which meets the required front yard setbacks in the Highway Gateway Overlay District. 

Floor plans show exam rooms and consulting areas, an operating room, waiting rooms, restrooms and other related spaces. The applicant has not submitted any elevation plans or floor plans for the future addition. The use of the future addition's use shall conform to the permitted uses within the district. 
 
Exterior finishes proposed for the structure include fiber cement panels, thin-clad stone, and thin-cut Kasota stone, which conform to the Highway Gateway Overlay district exterior wall finish standards. To achieve the Gateway standards, the future addition shown on the north side of the building will continue the approved exterior finishes with the same design as the approved north elevation. 
 
Landscaping plans and snow storage plans have been provided. The snow removal plan shows the snow storage area to the south of the parking lot. Because of the configuration of the lot and Elwin Road being that it is a public street, a recommended condition is included that the applicant be party to an easement agreement for snow storage on the 30 feet to the south of Elwin Road to provide space for the City to store snow. The applicant shall work with the City's Public Works office on the easement. 
 
Exterior lighting shall meet Mankato City Code 10.89. All exterior light fixtures will be required to achieve Mankato City Code standards including, but not limited to, full-cut, fully shielded style light fixtures.