CY13-25

Request of Caravel Autism Center for a conditional use permit to allow operations outside of a completely enclosed structure to accommodate a playground system in the B-1, Community Business District. The subject property is described as Lot 2, Block 5, North Star subdivision (1701 Adams Street). 

The anticipated date of City Council action is April 14, 2025. 

The applicant is Caravel Autism Center.

The applicant is requesting a conditional use permit to allow operations outside of a completely enclosed structure, to accommodate a playground system in the B-1, Community Business District.

The subject property is described as Lot 2, Block 5, North Star subdivision (1701 Adams Street). 

The property is currently occupied by a vacant single-tenant commercial building. The building was previously the location of Gray Duck Fitiness, and before that by, the Nova Academy of Cosmetology. 

The subject property is zoned B-1, Community Business District.

There are no known environmentally sensitive areas on the site.

The subject property is currently served by public utilities.

Mankato City Code section 10.45, B-1 Community Business Districts, can be found at this link: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.45COBUDI

The City Code pertaining to Conditional Use Permits is available for review via the following web link:
https://www.municode.com/library/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.92COUSPE

The Site Plan/Traffic Advisory Committee reviewed the request at their March 11, 2025, meeting and submitted the following comments.

A.    Applicant shall verify drive aisle width near playground area (east side of lot) and verify this conforms to City of Mankato Engineering Plates (see plate 2700A, pdf page 45). 
B.    If not already complete, the applicant shall access the eportal and make payment for the notifications sent to the adjacent properties. 
C.    Applicant shall provide turning movements showing the path of vehicles through the site, with particular focus on the usage of the parking stalls and drive lane adjacent to the proposed outdoor playground area. All drive aisle and parking stalls shall achieve the City of Mankato engineering plates. 
D.    Applicant shall clarify the maximum number of employees that would operate on location at one time.
E.    Applicant shall clarify the gross floor area of the proposed use. 
F.    Applicant shall clarify winter operation plans for the outdoor playground area.
G.    Applicant shall clarify how exterior access to the play area would be managed to ensure safety of clients in close proximity to an active drive lane. 
H.    Applicant shall provide plans detailing the construction, including materials, of the refuse enclosure. Refuse containers shall be fully gated and screened in accordance with Mankato City Code section 10.88, or stored entirely within an enclosed structure.
I.    Applicant shall clarify the number of off-street parking stalls provided on site.
J.    Applicant shall provide a parking plan showing the designation of parking stalls for client pick-up and drop-off.
K.    Applicant shall provide a minimum of 2 bicycle parking stalls on site.
L.    Applicant shall provide an updated landscaping plan that conforms to Mankato City Code Sec. 10.88.
a.    Applicant shall provide perimeter landscaping to screen all off-street parking areas from adjacent properties and public right-of-ways.
i.    Subd. 5. Perimeter Landscaping - Off-Street Parking Lots. Every off-street parking lot containing four (4) or more parking stalls shall be buffered and screened by perimeter landscaping consisting of an area at least three (3) feet or greater in height as required in the yard and setback standards of each zoning district. The required perimeter landscaping area shall be measured from the back curb and excludes any parking space overhang area. The perimeter landscaping shall consist of a combination of ground cover, shade trees or evergreen trees, shrubs, and appropriate screening devices such as decorative walls, fences, or berms. Shade trees shall be provided at a rate of one (1) tree for every fifty (50) linear feet of perimeter length or fraction thereof. Evergreen trees shall be provided at a rate of one (1) tree and shrub for every twenty-five (25) linear feet of perimeter length of fraction thereof. Evergreen trees shall be maintained at a height of not less than three (3) feet. Subject to approval by the Zoning Administrator, ornamental trees and shrubs may be substituted for shade trees and evergreens. Areas not planted with shrubs, trees, or other appropriate screening devices shall be maintained with living ground cover, or planting beds with bark or rock mulch.
b.    Applicant shall provide interior landscaping for any off-street parking area with 50 or more parking stalls. 
i.    Subd. 6. Interior Landscaping - Off-Street Parking Lots. Every off-street parking lot providing fifty (50) spaces or more shall provide interior landscaping. Interior landscaping shall consist of planting islands with a minimum area of sixty (60) square feet and a minimum width of six (6) feet, measured from the back of curb to back of curb. The interior landscaping shall constitute at least five percent (5%) of the area of the parking lot. Area devoted to perimeter landscaping shall not be considered as any part of interior landscaping. Where more than one (1) planting island is provided, such islands shall be appropriately spaced throughout the parking lot.
c.    Applicant shall include existing onsite landscaping on their landscaping plan.
M.    Applicant shall provide a snow removal plan designating an onsite snow storage area or demonstrating relocation of snow to a conforming off-site location. 
N.    Applicant shall apply for and be issued a fence permit prior to instillation of any fence exceeding 30" in height on the subject property.
O.    Applicant shall clarify that no additional exterior lighting fixtures are to be installed at this time. If exterior lighting is to be updated or installed, all lighting shall conform to Mankato City Code section 10.89 standards, including, but not limited to, full-cut, fully shielded style.
P.    All signage, both temporary and permanent, shall adhere to Mankato City Code Section 10.87 standards, and sign permits shall be obtained prior to fabrication or installation of any signage.
 

Caravel Autism Center, the applicant, is requesting a Conditional Use Permit to allow operations outside a completely enclosed structure to accommodate a playground system in the B-1, Community Business District. The proposed site, located at 1701 Adams Street, was previously occupied by Gray Duck Fitness, Nova Academy of Cosmetology, and Sears Service Center. While medical clinics are permitted within this district, this allowance only applies to those operating entirely indoors. The applicant’s request for an exterior playground area necessitates a Conditional Use Permit, as the playground would be an operational component outside the enclosed structure.

Caravel Autism Center provides one-on-one therapy and peer interaction for children with autism and is classified as a medical clinic. The center plans to incorporate an outdoor playground area to facilitate physical activity and social development. Previously, Caravel Autism Center operated at 1720 Bassett Drive, where a similar outdoor play area was permitted under a past Conditional Use Permit for a daycare facility. The center intends to continue its services and operations at the proposed location.
According to the applicant's narrative, the center will operate from 8:00 a.m. to 6:00 p.m., serving up to 40 clients with 50 employed therapists. Each child will receive individualized therapy, supervised by clinicians who provide ongoing training to the team.
Marketplace Commercial, the property owner, has provided written permission for the proposed project and the Conditional Use Permit application.

Access to the site will remain unchanged, with two existing entry points: one along Adams Street to the north and another along Star Street to the west. A snow removal plan identifying designated snow storage areas must be submitted prior to the building permit application.
Per Mankato City Code 10.88, Subd. 8, all refuse containers must be fully enclosed by a gated, opaque fence or a wall of sufficient height to screen them from adjacent properties and public streets. A compliant dumpster enclosure must be constructed on-site, or all refuse containers must be stored within an entirely enclosed structure before submitting the building permit application.

Parking:

The center’s parking requirements align with the off-street parking regulations for medical offices outlined in Mankato City Code Sec. 10.85, which mandates one parking space per 200 square feet of gross floor area. Given the facility’s gross floor area of 8,365 square feet, 42 off-street parking stalls are required. The proposed site plan includes 50 off-street parking stalls—47 standard stalls and three accessible stalls, exceeding the required minimum. A condition will be included in the Conditional Use Permit stating that if on-site parking conditions cause traffic congestion or interfere with nearby properties, mitigation measures must be implemented. Additionally, stacking and queuing that disrupt public roadways is strictly prohibited.

In compliance with Mankato City Code Sec. 10.85, the applicant must provide off-street bicycle parking equal to five percent of the total number of automobiles parking spaces, requiring a minimum of two bicycle parking stalls.
The applicant’s narrative outlines a client drop-off and pick-up process where parents escort their children into the lobby to connect with staff. Funded transportation services are also available. However, the narrative does not specify the procedures for on-site loading and unloading of clients. Designated pick-up and drop-off parking stalls must be physically marked, and a condition ensuring this requirement is met will be included in the Conditional Use Permit.

Landscaping:

A landscaping plan, demonstrating compliance with Mankato City Code Sec. 10.88, must be submitted before the building permit application. Additionally, a fence permit is required for any fencing exceeding 30 inches in height. Perimeter and interior landscaping are mandatory per city regulations. A condition will be included in the Conditional Use Permit requiring the installation of perimeter landscaping between the off-street parking areas and the frontages of Adams and Star Streets. If 50 or more parking stalls are provided, interior landscaping must also be installed.

The initial development of 1701 Adams Street occurred in 1996 for the construction of a Sears Service Center. Landscaping and trash enclosure improvements were required but were never completed. The applicant has been given the option to submit a landscaping plan that closely mirrors the originally approved plan for the property.

Playground:

The proposed playground will be enclosed by a four-foot-high, black vinyl-coated chain-link fence with blue fence slats. A three-foot-wide, four-foot-high, vinyl-coated chain-link gate will provide access. Most of the playground area will be situated under an existing metal canopy, with a six-foot-wide portion extending beyond the canopy. The fenced area will include a plastic play border, a rubber fiber play surface over asphalt, prefabricated playground equipment, and an integrated accessible ramp. Access to the playground will be available through three entrances: a northern entrance leading to the eastern drive lane and two separate building entrances.
A condition will be included requiring the applicant to submit a detailed operational narrative for the playground area, including winter use procedures and safety measures for the exterior gate that leads to the drive lane without a marked walkway.

Exterior Modifications:

Exterior site improvements will include the enclosed playground area and minor modifications to the front entry’s exterior materials. These modifications involve painting select sections of the front façade, including the portico and standing seam roof. The applicant has not yet provided proposed paint colors or materials, which must conform to Mankato City Code regulations.
No signage plans have been submitted. All signage, whether temporary or permanent, must comply with Mankato City Code Sec. 10.87, and sign permits must be obtained before fabrication or installation. A condition specifying this requirement will be included in the Conditional Use Permit.

The applicant has not indicated plans for additional exterior lighting. Any new lighting installations must comply with Mankato City Code Sec. 10.89, requiring full cut, fully shielded fixtures. If further exterior modifications are proposed, they must meet the B-1 district’s exterior finish standards.

Staff respectfully submits the following findings of fact:

1. The operation of a Medical Clinic within the B-1, Community Business District is considered a permitted use in the City of Mankato.
2. The operation of a business not entirely within a completely enclosed structure, in the B-1, Community Business District, can be permitted by a Conditional Use Permit in the Mankato City Code. 
3. The operation of the outdoor playground, as proposed, is complementary to the operation of the site as a medical clinic that provides care for children with Autism.
4. To the extent known, the development, when considered with the recommended conditions, conforms with all other applicable regulations of the district, and other applicable ordinances. 
5. The proposal will not cause undue traffic congestion, as no changes are proposed to the public street system, nor is an increase proposed to the number of off-street parking stalls provided on site. 
6. The proposal does not interfere with or diminish the use of the property in the immediate vicinity. 
7. The proposal will not jeopardize the public’s health, safety, or general welfare.
8. It is in keeping with the comprehensive planning policies of the City as amended from time to time.
9. The proposal will improve the existing landscaping and screening conditions on the property by screening the parking area.

Staff recommends approval of the Conditional Use Permit with the following conditions: 

1. Applicant shall provide plans detailing the construction, including materials, of the refuse enclosure at the time of building permit submission. Refuse containers shall be fully gated and screened in accordance with Mankato City Code section 10.88, or stored entirely within an enclosed structure.
2. Bicycle parking shall be provided in compliance with the City Code. A minimum of 2 bicycle stalls shall be provided on site.
3. All signage, both temporary and permanent, shall adhere to Mankato City Code Section 10.87 standards, and sign permits shall be obtained prior to fabrication or installation of any signage.
4. The applicant shall apply for and be issued a fence permit prior to instillation of any fence exceeding 30" in height on the subject property.
5. The applicant shall provide a snow removal plan designating an onsite snow storage area or demonstrating relocation of snow to a conforming off-site location prior to building permit submission. 
6. The applicant shall provide turning movements showing the path of vehicles through the site, with particular focus on the usage of the parking stalls and drive lane adjacent to the proposed outdoor playground area. This shall be provided prior to building permit submission. All drive aisle and parking stalls shall conform to the City of Mankato Engineering Plates (see plate 2700A, pdf page 45).
7. The applicant shall provide a parking plan showing the number of off-street parking stalls provided on site and showing the designation of parking stalls for client pick-up and drop-off. This shall be provided prior to building permit submission.
8. If new exterior lighting is updated or installed, it shall conform to Mankato City Code section 10.89 standards, including, but not limited to, full-cut, fully shielded style. A photometric plan shall be provided at this time demonstrating conforming lighting levels at the property line.
9. The applicant shall provide a narrative that states: the maximum number of employees that would operate on location at one time, the gross floor area of the proposed use, winter operation plans for the outdoor playground area, and how exterior access to the playground area will be managed to ensure the safety of clients in proximity to an active drive lane. This shall be provided prior to building permit submission.
10. If parking or loading/unloading operations on site impede traffic on Adams or Star Streets, mitigation of undue traffic congestion shall be sought through modification to onsite parking conditions.
11. Parking of staff and client vehicles shall occur entirely on site within designated parking stalls. If conforming parking conditions cannot be maintained, additional off-street parking stalls shall be provided by improvement or through lease of off-street parking stalls within 500' of the use.
12. The applicant shall provide a landscaping plan that conforms to Mankato City Code Sec. 10.88 prior to, or in conjunction with, the submission of a building permit.