CY16-25

Request of Growth Holdings, LLC for a conditional use permit to allow a medical clinic in the R-4, High Density Residential District. The subject property is described as a portion of Lot 1, Block 1, Southeast Village Subdivision (103 Homestead Road).     

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

The applicant is Growth Holdings LLC.

The applicant is requesting a conditional use permit to allow a medical clinic in the R-4, High Density Residential District. 

The subject property is described as a portion of Lot 1, Block 1, Southeast Village Subdivision (103 Homestead Rd). 

The property was previously used as a daycare. 

The property is zoned R-4, High Density Residenital District.

There are no known environmentally sensitive areas on the site. 

The site is served with public utilities. 

Mankato City Code Section 10.92 Conditional Use Permits can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.92COUSPE

Mankato City Code Section 10.16 R-4, Multiple Family Dwelling District can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTIIREDI_S10.16MUMIDWDI

Site Plan and Traffic Committee met on March 11, 2025 and submitted the following comments. 

1. Applicant shall provide turning templates for vehicles in the parking lot, including emergency vehicles. 
2. Applicant shall provide a parking plan that is in conformance with Mankato City Code Section 10.85. Applicants shall also provide the square footage of the gross usable or livable floor area to determine parking. 
3. If parking requirements need to be met by utilizing leased stalls within a 500-fooot radius, the applicant shall provide the lease agreement to the city. Applicants cannot borrow parking stalls from neighboring properties whose primary use is residential. 
4. Applicant shall pay for any delinquent utility bills as may be applicable. This can be done by logging into the online portal. 
5. Applicants shall log onto the City of Mankato's Eportal and make the notification payments. This can be done by logging into the online portal. 
6. Applicant shall provide a refuse plan.

The applicant is requesting the review of a conditional use permit to allow a medical clinic in the R-4, High Density Residential District. The subject property is described as a portion of Lot 1, Block 1, Southeast Village Subdivision (103 Homestead Road).     

The property was formally Lil Bee's Daycare and has been vacant for over a year. The applicant notes that the proposed use operates similar to a daycare, but is a medical clinic. Medical clinics are listed as conditional uses in the R-4, multiple family district. The proposed use will occupy the first floor, which is approximately 11,250 square feet. The floor plan shows 6 classrooms that have calming rooms attached, large muscle rooms (gyms), storage, evaluation and observation rooms, bathrooms, reception area, and mechanical areas. 

The facility will employ approximately 40 people in total, including both full-time and part-time staff. At any given time, 25 to 30 staff members will be working. The facility will serve 25 to 30 clients, with operating hours from 8:00 AM to 4:30 PM, Monday through Friday. There will be no evening hours, weekend hours, or overnight stays.

The site plan depicts a new drop-off and pick-up location in the parking lot. The clients will be dropped off at staggered times by a caregiver or transportation service between 8:30 and 9:15 a.m. At the time of drop-off, a clinician comes out to the vehicle and escorts the client into the building. The site plan shows a drop-off location for clients and is designed for 2-3 client drop-offs at one time according to the applicant. Pick-up times will either be a half-day pick-up between 12-1pm or a full day from 3:45 to 4:30pm. 

The site plan shows that the applicant will modify the existing parking lot, which currently has 44 parking stalls, and will be adding 6 more stalls bribing to total stalls to 50. Mankato City Code states that medical offices require 1 stall per 200 square feet. Mankato City Code allows the useable or livable floor area to determine the parking requirement. The usable floor area is 7,450 square feet, and therefore, the proposed use will require 38 stalls in order to conform with Mankato City Code. The site plan also shows the proposed location of the dumpster. A recommended condition has been included for the screening of the dumpster to meet Mankato City Code 10.88. A recommended condition has been added for the striping and delineation of parking stalls and drop-off and pick-up area in conformance with City Code. Along with this, a recommended condition has been added in regards to stacking of vehicles in the drop off lane.

A recommendation has been added herein for the submittal of a landscaping and screening plan that meets Mankato City Code section 10.88. Code requires that parking lots containing 4 or more parking stalls be buffered and screened by perimeter landscaping. 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 tree for every fifty linear feet, and evergreen trees should be provided at a rate of one tree and shrub for every twenty-five linear feet. Evergreen trees should be maintained at a height of not less than six feet. Additionally, parking areas with more than four stalls should be screened by a fence or densely planted hedge on each side of a parking area that adjoins or faces any property located in a residential district. Such fence or hedge shall be not less than four feet nor more than eight feet in height, nor be less than eighty percent opaque. In this case, the area of the property that will need to be screened by fence or densely planted hedge is the southern part of the property as it abuts an existing residential property. 

Upgrades to the playground are also proposed. There are no exterior building modifications proposed. 
 

Staff submit the following findings of fact: 

1. The proposed use, a medical clinic, is a conditional use permit in the R-4, Multiple Family Dwelling District. 
2. The proposal does not interfere with or diminish the use of property in the immediate vicinity.  
3. The primary structure will continue to be served by public facilities and services, and no utility service provider changes are proposed with this proposal. 
4. The proposal does not cause undue traffic congestion as the proposed project does not make any changes to the public street system.
5. There are no known historical or architectural resources on the site. 
6. There are no known natural or environmental features on the site.  
7. It will not cause a negative cumulative effect and effect on the City as a whole. 
8. 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. 
9. The proposal will not jeopardize the public's health, safety, or general welfare. 

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

1. Prior to installing signage, a separate sign permit shall be obtained for each proposed sign. 
2. Landscaping and screening shall be installed in accordance with City Code Section 10.88. 
3. If parking becomes an issue, the resolution shall occur privately between tenant and owner.
4. If new exterior light fixtures are proposed, the applicant shall provide lighting fixture cut-sheets if changes to the existing lighting on the property are proposed at building permit submittal. Fixtures shall meet City Code including, but not limited to, full-cut, fully shielded style. 
5. If new exterior light fixtures are proposed, the applicant shall provide a photometric plan to include lighting levels at the property line if new lighting fixtures are installed at time of building permit. Lighting levels at the property line may not exceed 1/2 foot candle.
6. The applicant shall submit a refuse plan. The dumpster enclosure shall be screened in accordance with Mankato City Code Section 10.88. 
7. The parking lot shall be striped to delineate the parking stalls and drop-off/ pick-up area. Parking stalls shall conform to Mankato City Code. 
8. If the operation results in traffic hazards or congestion on public streets, the City Council may order the modification or termination of the subject conditional use permit.
9. Applicant shall install bicycle parking in compliance with Mankato City Code. 
10. Future use of the 2nd floor in the building will be limited to the available parking stalls on site, or stalls able to be provided in compliance with the parking standards in Mankato City Code.