 |
AGENDA RECOMMENDATION |
Consent Calendar 6.M.
City Council Regular Meeting
- Meeting Date:
- 04/14/2025
Agenda Item:
Resolution approving 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 subject property is located at 1701 Adams Street, by request of Caravel Autism Center.
Recommendation/Action(s):
At the March 26, 2025, meeting, the Planning Commission recommended approval with conditions of the conditional use permit. Council adoption of the attached resolution.
Summary:
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 a.m. to 6 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 3 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 automobile 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 is recommended 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 facade, 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.
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 a.m. to 6 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 3 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 automobile 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 is recommended 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 facade, 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.