CY54-25

Request of Ryan Evenson, with permission of the property owner, for a conditional use permit to allow an indoor playground and sport center in the B-3, Highway Business, zoning district, and for a certificate of design compliance for the construction of a new structure in the Highway Gateway Overlay District. The subject property is described as Lot 5, Block 2, Venstar Subdivision (1740 Premier Drive).

The anticipated date of Council action is November 10, 2025. 

The applicant is Ryan Evenson with APX Construction, on behalf of the business owner of Endless Adventures. 

The applicant is seeking a conditional use permit to allow the operation of an indoor playground and sports courts facility in the B-3, Highway Commercial, zoning district. 

A Certificate of Design Compliance is also being requested since the property is located in the highway overlay district.

The property is located at 1740 Premier Dr, and consists of 4.83 acres and has been platted as Lot 5, Block 2 of Venstar Subdivision, Mankato, Blue Earth County, Minnesota. 

The current existing land use is commercial, in the B-3 Highway Gateway District. 

The property is currently zoned B-3. 

There are no known environmentally sensitive areas. 

The property is currently served by public utilities. 

The City Code pertaining to the B-3, Highway Business District may be viewed at the link below: 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI

The City Code pertaining to the Highway Gateway Overlay District may be viewed at the link below: 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV9GTGAOVDI_SDIVHGHIGAOVDI

The Site Plan and Traffic Review Committee met on October 14th, 2025 and submitted the following comments: 

1. Provide pre- and post-construction site storm discharge rates, as well as a drainage area map.
2. Structure No. 4 shall have a permanent sediment control to control grass/sediment discharge directly into the storm sewer.
3. Provide a Traffic Impact Analysis for the site to include the following intersections:
   1. Site Access 
   2. Premier Dr/Augusta Dr
   3. Premier Dr/N Victory Dr.
4. Trip generation should be based on the current version of the ITE Trip Generation Manual. The study should include AM and PM peak periods of adjacent roadway as well as any off-peak time when site generation is anticipated to be particularly high. Non-ITE trip generation sources need to be approved by the City.
5. Revise the site plan to provide a single full-access driveway for the site. (note: when possible, the city strives to align proposed driveways opposite existing driveways)
6. Add sidewalk detail for restoration of the sidewalk within city right of way.
7. There appears to be a lot of unused space within the property. Is there a future expansion concept or plan?
8. The applicant shall be responsible for verifying the existence, location and elevation of the sanitary sewer, water and storm sewer stubbed into the site.
9. City standard parking stalls are 9’ x 19’.
10. The applicant shall provide the property owner authorization authorizing the submission of the conditional use permit.
11. The plans as submitted must be updated to accurately reflect the submission. As has been submitted, there is no variance request or land use amendment included with this submission. Update accordingly, including the narrative etc. which states the accurate request (conditional use permit and certificate of design). 
12. The applicant shall provide the second-floor plan for the proposed development.
13. The applicant shall provide a parking analysis for the development.
14. The applicant shall provide a bus queue/dropping area or a narrative on how loading and unloading will work on the site. 
15. The applicant shall be aware of the proximity to fire station No. 2 where regular siren and truck checks take place.
16. The applicant shall provide a hydrant coverage map.
17. The applicant shall verify compliance with a construction storm water permit.
18. Applicant shall be aware that currently no bus route runs down Premier Dr. The applicant shall also be aware that this location will be added to the summer Kato Go Play schedule. There are no other extensions of the regular bus routes currently.
19. The applicant shall provide a storm water management plan in accordance with City Standards and MS4 permit required due to the new impervious area measuring one or more acres.
20. The applicant shall submit a revised traffic report based on previously provided pre-site plan review comments.
21. The applicant shall submit updated plans based on previously provided pre-site plan review comments.

The applicant, Ryan Evenson, with APX Construction, is seeking a Conditional Use Permit as well as a Certificate of Design Compliance to allow for the operation of an indoor playground and sports courts facility in the B-3, Highway Commercial and Overlay zoning district. 

Conditional Use Permit:
The business, Endless Adventures, intends to operate an indoor playground for children ages 0–15. The proposed hours of operation are 9:00 a.m. to 8:00 p.m, 7 days per week. Memberships can be purchased or customers can pay hourly for the use of the space.  

The property is located at 1740 Premier Drive, between Augusta Dr and North Victory Dr. The building is approximately 20,000 square feet and floor plans show proposed indoor playground equipment, a basketball court, a soccer field, separate playroom for infants and toddlers, as well as two rentable party rooms. There is a second floor mezzanine area with a future conference room space. 

The site provides a large parking area that also accommodates bus loading and unloading. The site is required to have parking to accommodate 43 stalls; 79 stalls have been provided.  A berm is being installed to buffer the property from the adjacent residential neighborhood, as well as a 6-foot fence to the west and north. Landscaping is planned around the property to additionally screen the parking lot and berm. 

The applicant is continuing to work with City Staff to determine the appropriate methods for storm water management for the site that conform to the MS4 requirements.. 

Certificate of Design Compliance:
The proposed exterior elevations show the building to have a brick and metal-paneled facade. The proposed materials are currently selected to be earth tones of white, grey, and brown with an accent of a smokey blue. The storefronts and windows will be black. All metal panels will have hidden fasteners and will give the appearance of horizontal and vertical siding. 
 

Staff respectfully submits the following findings:

1. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "commercial." 
2. The proposal does not interfere with or diminish the use of property in the immediate vicinity. 
3. The proposal is currently served by public facilities and services and will continue to be. 
4. The proposal does not cause undue traffic congestion as the submission conforms to Mankato City Code criteria for off-street parking and driving areas. It was determined that no additional turn lanes are warranted at the proposed site driveway location. Additional intersection analysis is being completed at Augusta Drive and N. Victory Drive. The applicant will conintue to work with City Staff. 
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. The proposal will not jeopardize the public's health, safety, or general welfare. 
9. The property is located in the Highway Gateway Overlay District and the proposed value of the project exceeds $500,000, which, by Mankato City Code Chapter 10, requires a review of the Planning Commission and City Council.
10. The building elevations conform to the guidelines of the Highway Gateway Overlay District. The proposed addition has exterior finishes including brick and metal. All sides of the building visible to the public will be treated consistently with quality materials and finishes.  

Staff recommends approval of the requested Conditional Use Permit and Certificate of Design Compliance with the following conditions: 

1. The exterior finishes as shown and approved by the City Council shall be implemented. No corrugated metal or exposed fasteners shall be allowed.
2. A plan conforming to MS4 requirements per the City of Mankato will need to be submitted at the time of building permit submission. If it is determined that a storm water facility is needed to accommodate onsite stormwater, the applicant will be required to conform to the standards. 
3. A final traffic memo should be submitted to reflect the analysis of the adjacent intersections at the time of building permit submittal. 
4. At the time of building permit submission for the proposed expansion, the applicant shall provide a photometric plan and light fixture cut sheets in accordance with City Code Chapter 10. 
5. There shall be no outside storage of materials. 
6. All mechanical equipment shall be screened from the street and the adjacent residential properties. 
7. Dumpsters shall be screened according to City Code Chapter 10. 
8. A snow storage and removal plan shall be provided at the time of building permit submittal. 
9. A bike rack shall be provided. 
10. Prior to fabrication or installation of any signage, a sign permit shall be required. All signage shall achieve the sign standards in City Code Chapter 10.