CY24-25

Request of Mankato Area Public Schools for a conditional use permit to allow for a parking lot providing off-street parking for a permitted use, a school, in the R-1, one-family dwelling district. The subject property is described as a 36.27 acre tract located between Riverfront Drive and West Pleasant Street, except a .475 acre tract and Stoltzman Road, Section 13, Township 108 Range 27, City of Mankato (West High School, 1351 S. Riverfront Drive).         

The anticipated date of City Council action is June 9, 2025.    

ISG on behalf of Mankato Area Public Schools

The applicant is requesting a conditional use permit to accommodate a parking lot expansion at West HS within a residential zoning district. 

The property is currently located on 36.27A tract between Riverfront Dr. & W. Pleasant St. EXC .475A Tract & EXC Stoltzman Rd. Sub 013 108 27 024.490A WEST HIGH. The property address is 1351 Sr. Riverfront Dr. R01.08.13.405.011

The existing property is currently being used for athletic fields. 

The property is zoned R-1, a one-family dwelling district. 

Property is located in a Zone X floodplain but is protected by an existing levee system. 

The property is currently served by public utilities. 

The R-1, One-Family Dwelling District standards are listed below:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTIIREDI_S10.13OMIDWDI

The Site Plan Review Committee met on May 13th, 2025 and submitted the following comments.

1. The applicant shall indicate how no increase in traffic is determined. Pedestrian movements should be shown in any future traffic studies.
2. The applicant shall provide civil construction documents and a stormwater management memo.
3. The applicant shall be aware that connection to the storm sewer trunk line shall be coordinated with Public Works.
4. The applicant shall protect the storm duct/culvert when the lot is being constructed.

The applicant, ISG, on behalf of Mankato Area Public Schools, is requesting a conditional use permit to allow a parking lot expansion in R-1, a one-family dwelling district. The subject property is described as 36.27A tract between Riverfront Dr. & W. Pleasant St. EXC .475A Tract & EXC Stoltzman Rd. Sub 013 108 27 024.490A West High. The property address is 1351 S. Riverfront Dr.

The proposal would be to remove the existing athletic fields located to the east of the existing parking lot. A new parking lot would be installed to better serve the students, staff, visitors and improve traffic flow and safety in the surrounding neighborhood. The existing driveway will remain off of Stoltzman Rd as well as the traffic signal at the crosswalk. New interior lot landscaping, lighting, and storm water management will be completed as part of the project.

The existing parking lot currently has 348 stalls. The proposed parking lot will have 505 stalls, 17 of which would be accessible. The parking lot expansion is not expected to increase traffic but rather improve the internal traffic circulation.

The applicant will be required to provide landscaping per the standards set forth in the Mankato City Code.
 

Staff respectfully submit the following findings: 

1. The use, parking lot expansion at West High School, is considered a conditional use permit in the R-1, one-family dwelling district.
2. The request is in keeping with the comprehensive planning policies of the City by facilitating safe and efficient access to an educational facility. The expansion promotes improvement of public infrastructure and institutions within an established residential neighborhood.
3. The proposal does not interfere with or diminish the use of property in the immediate vicinity. The expansion design aims to be compatible with the surrounding land uses and includes revised interior landscaping, lighting controls, and buffering/screening to minimize impacts on adjacent properties.
4. The proposal will be served by public utilities and services. Any necessary modifications will be coordinated with city staff.
5. The proposal will not cause undue traffic congestion. The parking lot expansion is expected to increase traffic entering and exiting at certain times during the day. A recent intersection control evaluation was conducted that analyzed future traffic conditions. It was determined that despite the increase in traffic, congestion would not be an issue.
6. There are no known historical or architectural resources on the site.
7. There are no known natural or environmental features on the site.
8. The proposal will not cause a negative cumulative effect on the City as a whole. The parking lot expansion is a necessary extension of an existing institutional use. By expanding the existing parking it will minimize the need for students to cross Pleasant St during busy commute times. Improving safety and accessibility.
9. To the extent known, the proposal conforms to all other applicable regulations of the district, and other applicable ordinances.
10. The proposal will not jeopardize the public’s health, safety, or general welfare.

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

1. The applicant shall submit a preliminary and final plat for review and approval by the city council.  
2. All exterior lighting shall conform to Mankato City Code, section 10.89 standards. Lighting shall be directed away from adjacent properties.
3. The parking lot shall be stripped, curbed, and hard surfaced.
4. Bicycle parking shall be provided in compliance with the City Code. 
5. The landscaping plan shall be submitted to the City at the time of building permit submission.  
6. A snow removal plan shall be submitted at the time of building permit submission.
7. Any new driveway access shall be approved by Blue Earth County prior to the building permit application.