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AGENDA RECOMMENDATION |
Planning Commission 6.D.
City Council Regular Meeting
- Meeting Date:
- 10/14/2025
Agenda Item:
Resolution approving a Conditional Use Permit to allow an athletic facility for sports instruction in the M-1, Light Industrial District (1021 Elevate Lane); by request of Power Athletics.
Recommendation/Action(s):
At the September 24, 2025, meeting, the Planning Commission recommended approval of the conditional use permit.
Summary:
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 young 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 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.
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 not 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.
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 the 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 the 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.
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 issues, 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 the 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.
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.
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 young 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 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.
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 not 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.
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 the 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 the 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.
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 issues, 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 the 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.
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.