CY 51-25

Request of Power Athletics, with permission of the property owner, for a conditional use permit to allow an athletic facility for sports instruction in the M-1, Light Industrial, zoning district. The subject property is described as part of Common Interest Community Number 122, APX Campus Park (1021 Elevate Lane; PID R010903476002).

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

The applicant is Power Athletics which is applying with permission of the property owner.

The applicant is requesting a conditional use permit to allow an athletic facility for sports instruction in the M-1, Light Industrial, zoning district.

The subject property is described as part of Common Interest Community Number 122, APX Campus Park (1021 Elevate Lane; PID R0109034760020).

An industrial building is located on the site.  A contractor is currently using a portion of the building.

The subject property is zoned M-1, Light Industrial.

There are no known environmentally sensitive areas on the subject property. 

The site connects to public utilities via a private connection through the site. 

Mankato City Code related to the M-1, Light Industrial, zoning district can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVIIINDI_DIV3LIINDI 

Mankato City Code related to Conditional Use Permits can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIADEN_DIV3COUSPE

 

The Site Plan and Traffic Advisory Committee reviewed the request at their September 9, 2025 meeting and provided the following comments. 

CY51-25 Request of Power Athletics, with permission of the property owner, for a conditional use permit to allow an athletic facility for sports instruction in the M-1, Light Industrial, zoning district. The subject property is described as part of Common Interest Community Number 122, APX Campus Park (1021 Elevate Lane; PID R0109034760020).

1. The applicant shall provide a parking analysis for the entire development. The parking analysis should incorporate the existing businesses, their Code required parking, and this proposed business and it’s code required parking, and the parking provided onsite. In the case of a recreational use, such as cheerleading, the standard is one space per four persons of the maximum occupancy load.  Additionally, a place holder should be included in the parking analysis for the currently vacant spaces so that when they are occupied, there is parking for them, if applicable. An example parking analysis is provided, and you might consider working with the property owner on this information.
2. If not already complete, the applicant shall log into the online portal and make the necessary notification fee payments.

The applicant is seeking a conditional use permit to allow a recreational cheerleading and tumbling training use in the M-1, Light Industrial, zoning district for the property located at 1021 Elevate Lane. The applicant's narrative states the application is being submitted because, "the proposed use is consistent with the intent of the M-1, Light Industrial, zoning district and is of the same general character as indoor recreational facilities, specifically the permitted use of indoor firing ranges." 

According to the narrative and business plan provided by the applicant, the facility will provide recreational and competitive training for cheerleading and tumbling. The business concept is designed to provide training programs for youth through collegiate athletes and will be led by professional, certified coaches. 

The business will operate on the following schedule:
- Summer: Monday through Thursday, 10:00am–8:00pm
- Fall/Winter/Spring: Sunday through Thursday, 4:00pm–9:00pm

The narrative states that classes will be scheduled in blocks, with groups of athletes arriving and departing in predictable patterns, at staggered schedules. The nature of the training ensures staggered traffic flow rather than continuous high-volume traffic. The business will not generate outdoor activity, excessive noise, emissions, or storage needs beyond the building footprint.

In addition to group classes for beginner, intermediate, and advanced levels, the business plan outlines that other service offerings will include competitive teams (formations of teams of various levels that perform and compete locally, regionally, and nationally), private lessons (personalized coaching for specific skill development with qualified coaches), specialty clinics (to develop areas such as stunts, tumbling, jumps, flexibility, or themed clinics to have fun - princess clinic, tie-dye and tumbling, Barbie, etc.), birthday parties (offering a space to celebrate away from home offering both time in the gym and time for cake/presents and specialty parties such as Nerf parties), and gym rental (other teams or groups can rent the gym for floor time whether it be for practices or private parties such as school teams). 

The applicant intends to occupy a tenant space within an existing structure located in an M-1, Light Industrial, zoning district. According to the site plan, the building’s existing tenants are Babe Plumbing, APX Storage, ECS Shop as well as a current vacant tenant space. The site plans provided do now show any exterior site modifications associated with the request. The submission of a refuse plan is included as a condition of approval. If exterior dumpsters are proposed, or utilized at the site, dumpster enclosures achieving Mankato City Code standards will be required. A recommended condition of approval is also included herein that requests a site signage plan for the entire development as well as a sign permit prior to the installation of any signage. 

Parking provided on the site for the proposed use, as well as the other uses within the multi-use tenant building, meets the Mankato City Code off-street parking standards. The parking analysis provided outlines that for all uses on the site, 48 parking stalls are required, and the site provides 61 parking stalls. Suites 100-400 have a parking standard of three off-street parking spaces, plus one space per employee working on the largest shift, thus requiring a total of 18 parking stalls. The general recreational parking standard in Mankato City Code is one off-street parking space per four persons of the maximum occupancy load. The maximum occupancy load of the space is 118 for a total Code parking requirement of 30 parking stalls for the proposed recreational use. A recommended condition is included that requires that all parking stalls on the subject site are delineated with a 4" stripe as required by Code prior to operation. If not existing, bicycle parking achieving Mankato City Code standards will be required and is included as a recommended condition of approval.  

Group classes are planned to be held two classes at a time, ranging from 9-20 persons in each class, for a total of approximately 40 athletes at one time. Staffing is estimated to be up to 8, with a minimum of 4 for each class. Class times will have staggered start times, with some athletes choosing to utilize carpooling. The applicant's narrative outlines staggered start times that balance traffic flow rather than a continuous, high-volume traffic flow to the site. The existing site parking and access infrastructure is proposed to accommodate the intended traffic and operational intensity. If traffic issues arise associated with the internal components of the site such as parking, internal site traffic circulation, or other, at the discretion of the City of Mankato Engineer, a recommended condition is included herein that the property owner will be responsible for privately managing the subject site and making modifications necessary to eliminate potential public transportation corridor concerns and/or conflicts. This may include, but is not limited to, parking lot expansion, dedicated drop off lanes, installation of the northerly site access lane, or other alternatives to eliminate potential public corridor concerns or conflicts.

Additionally, because of the mix of industrial uses and their potential operational components such as trucks, trailers, heavy equipment and this use, that potentially involves young children, the submission of a traffic management plan at the time of building permit submission is included as a recommended condition. 

The floor plans within tenant Suite 500, located on the northern side of the existing building, show 2 tumbling floor areas, with one being a springboard floor, tumbling track, landing mats, a trampoline run, a new restroom, a "small office", and other support areas. Two entries to the building, a west entry and an east entry, are shown on the floor plan. Bleachers or spectator seating are not shown on the floor plans. 

The applicant has indicated that the location will be used for training purposes only. Competitions, tournaments or other functions that involve spectators are not planned for the location. A recommended condition is included herein regarding the use for these purposes. 

Mankato City Code section 10-0001 provides the permitted uses within the M-1, Light Industrial, zoning district. Included in these uses are, "indoor firing ranges, per the restrictions of article X, division 2, of this chapter." 

Mankato City Code section 10-0002 outlines the allowable conditional uses in the M-1, Light Industrial, zoning District. The conditional uses are as follows: 

Except as specifically limited herein, the following uses may be allowed in the M-1 district:
(1)     Uses listed as conditional uses in the PI district.
(2)     Electricity generating facilities, when not determined to be objectionable due to noise, odor, or vibration.
(3)     Professional service offices with a floor area greater than 10,000 square feet.
(4)     Other wholesale, light manufacturing, construction, or service uses similar in character to those listed above.

This proposal seeks consideration for a conditional use permit allowed by, "Other wholesale, light manufacturing, construction or service uses similar in character to those listed above" section of the Code. 

The proposed user is comparable to other recreation uses allowed in the M-1, zoning district. The proposed cheerleading and tumbling recreational use involves structured, supervised activity led by trained professionals similar to possible uses offered at other recreational uses where classes or other supervised instruction may be provided.

Furthermore, the use of an industrial space provides the needed safe areas for this proposed recreational use, which may be similar to how other recreational uses have specific size needs for their specific type of operation. Industrial space with open floors and high ceilings is the ideal location for this proposed recreational operation. This proposed recreational use requires a clear, open space without structural columns in order to accommodate 2 full competition floors, each having an area of 54' X 42'. The tumbling tracks also require an area of 6' X 50' without columnar obstruction. In addition, a high ceiling height of at least 18' is required for technical moves such as basket tosses that involve tossing members into the air. 

The requested conditional use permit is for a recreational use in the northerly suite, Suite 500, of the building. Future recreational uses, if desired, in this facility will be limited to this suite space and the same or similar operational components, and will be subject to the approving conditions of this conditional use permit. If additional recreational uses are desired within the building, in other suites, a future conditional use permit will be required.

Staff respectfully submits the following findings of fact with respect to the conditional use permit to allow a recreational use in Suite 500, the northern suite, of the existing building in the M-1, Light Industrial, district: 

1. The proposed use, a cheerleading and tumbling recreational use, is of similar character to other uses listed in the M-1 district. Indoor firing ranges, which are also recreational in nature, are permitted uses within the M-1 zoning district, and thus this proposal is considered a conditional use.  
2. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "Light Industrial", and in that district this proposed use is identified in Code as a conditional use.  
3. The proposal does not interfere with or diminish the use of property in the immediate vicinity.   
4. The proposed development will be served by public utilities. 
5. The proposal will not cause undue traffic congestion. Conditions are included herein that, in the event that traffic impacts on the public transportation corridors occur, the applicant and/or property owner will be required to implement mitigation strategies. 
6. There are no known historical or architectural resources on the site. 
7. There are no known environmentally sensitive areas on the site. 
8. It will not cause a negative cumulative effect and effect on the City as a whole. 
9. 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. 
10. The proposal will not jeopardize the public's health, safety, or general welfare.

Staff recommends approval of the conditional use permit to allow the operation of a recreational cheerleading and tumbling operation in Suite 500 of the property zoned M-1, Light Industrial, with the following conditions: 

1. Prior to the fabrication or installation of signage at the site, a City of Mankato Sign Permit shall be in place. 
2. Prior to the issuance of a sign permit, a development sign plan shall be submitted for review and approval. The plan shall contemplate all possible site signage. 
3. All parking stalls shown on the parking plan shall be designed in accordance with the City of Mankato Parking Plates prior to the subject use operating at this location. 
4. The facility will be used for private recreational practices. Tournaments, meets, competitions or other events that involve spectators and additional occupants will require an amendment to the conditional use permit, which will allow a review of necessary additional parking or traffic operational requirements for additional occupants and operational components. 
5. Bicycle parking in conformance with Mankato City Code shall be provided. 
6. A site traffic management plan shall be provided at the time of building permit submission for occupancy of this space. The plan shall detail how traffic and uses associated with potential industrial components on the site will be coordinated and operated in tandem with the proposed recreational use. 
7. If traffic issues arise associated with the internal components of the site such as parking, internal site traffic circulation, or other, at the discretion of the City of Mankato Engineering Department, the property owner will be responsible for privately managing the subject site and making modifications necessary to eliminate potential public transportation corridor concerns and conflicts. 
8. Future recreational uses, if desired of this facility, will be limited to this suite space and the same or similar operational components, and will be subject to the approving conditions of this conditional use permit.
9. A refuse plan shall be submitted for review and approval. If exterior dumpsters are utilized or proposed on the subject site, they will be required to achieve the Mankato City Code standards.