Resolutions approving the Final Plat of Mankato Clinic Fifth Addition, amending the Planned Unit Development to allow for a structure expansion, and for a Certificate of Design Compliance for a property located in the Highway Gateway Overlay District (1411 Premier Drive); by request of the Mankato Surgery Center.

Adoption of the attached resolutions.

Preliminary and Final Plat:

The applicant is seeking a preliminary and final plat review of Mankato Clinic Fifth Addition, a one-block, two-lot subdivision. Lot One contains approximately 4.37 acres and is currently home to the Mankato Surgery Center. Lot Two contains approximately 17.38 acres and is home to the Mankato Clinic Children's Health Center. 

The subject property is currently platted as part of Mankato Clinic Third Addition and Mankato Clinic Fourth Addition. The proposed plat realigns the southern lot boundary of lot 1, block 1, to allow for the proposed expansion.

Note that the Mankato Surgery Center property, the location of the proposed improvements, would be platted as Lot 1, Block 1, of Mankato Clinic Fifth Addition. 

Amendment to Planned Unit Development (PUD):

The applicant is seeking an amendment to the current Planned Unit Development (PUD) to allow for an expansion to the Mankato Surgery Center. 
The current Mankato Surgery Center is a freestanding outpatient surgical facility within the Wickersham Health Campus that specializes in same-day surgical and procedural services. The Center currently operates on a 6:00am - 4:30pm, Monday through Friday schedule and employs 51 staff. The applicant states that the proposed expansion to the facility is expected to support an increase to approximately 70 employees. 

The proposed project consists of five primary parts. The first is a structural expansion, which is being sought to accommodate two new operating rooms, enhanced prep and recovery spaces, and additional clinic support spaces. The addition will occur in three segments; a small 208-square-foot addition off the Southeast corner of the building, a 932-square-foot addition off the Northeast corner of the building, and a large 13,453-square-foot expansion to the western extent of the stricture.

The second is a 10,000-square-foot interior remodel of the existing Mankato Surgery Center to modernize existing areas to improve overall patient experience and functionality, as well as bring the facility in line with the currently understood best practices.

The third aspect is the redirection of the existing frontage road from the northernmost Premier Drive Wickersham Campus entrance to the Mankato Surgery Center parking lot. The existing frontage road, which runs along the west side of the property parallel to Premier Drive, was constructed prior to that portion of Premier Drive and served as the primary access to Mankato Clinic. With the extension of Premier Drive, the applicant feels that the frontage road is no longer needed to serve in such a capacity. Additionally, the applicant attests that rerouting the roadway would improve the safety of the northern Premier Drive entrance by eliminating traffic conflict points and simplifying site circulation.

The fourth part is the expansion of the parking lot westward to create 24 additional parking stalls on the north side of the old frontage road. The applicant further specifies that there is an easement recorded on the Mankato Surgery Center Property that allowed for future expansion of parking along the duration of the frontage road. The applicant intends to construct this area of parking as well. 

The fifth and final aspect is the installation of a 1,000-liter above-ground Permacyl bulk oxygen tank installed along the Northeast side of the building to serve the facilities' medical oxygen needs.

The applicant states that the tank will be enclosed by a security fence and protective bollards and will be supplied by a microbulk delivery truck on a regular basis. The material of the security fence/enclosure is planned as a gray-colored bok modern screen panel.

The applicant has provided a partial site circulation plan that reflects turning movements for Mankato's largest fire engine. 

The applicant states that snow storage will occur onsite and will be stored to the north of the parking area.

The applicant attests that all improvements that impact shared aspects of the Wickersham Campus have been agreed upon by all campus entities, i.e. the frontage road and parking modifications. 

Onsite Stormwater:
The applicant shall provide permanent onsite stormwater treatment facilities with sufficient capacity to account for all new and fully reconstructed impervious surfaces proposed onsite, per the City of Mankato MS4 standards and Grading Manual. Prior to submission of a building permit, the applicant shall provide a stormwater management plan in accordance with City Standards, an MS4 permit, and a Construction Stormwater Permit. The applicant shall coordinate with the City Public Works and Environmental Services Staff to ensure continued conformance. 

Future Stormwater Improvements:
Any future modification to the Wickersham/Mankato Clinic medical campus shall require the installation of permanent onsite stormwater treatment facilities which contemplate and account for all new or fully reconstructed impervious surfaces onsite. Associated stormwater improvements shall meet City of Mankato and State of Minnesota standards. 

Certificate of Design Compliance (CDC):
The applicant is requesting a Certificate of Design Compliance (CDC) to allow for expansion of an existing structure located within the Highway Gateway Overlay District. 

The applicant has provided exterior elevations, a floor plan, exterior renderings, and a digital material board. The proposed exterior materials appear to largely reflect the existing Wickersham Campus buildings. The proposed design shifts vertically in a few locations to allow for expanded window spaces, as the applicant seeks to increase natural light penetration into interior spaces in line with their desired best healthcare facility practices. 

The principal building facade of the Mankato Surgery Center encompasses a combination of brick, stone, glazing, and minor elements of EIFS and composite metal paneling. The applicant shall provide updated mechanical screening materials that better reflect the principal facade of the building. A condition reflecting this determination has been included. 

As noted above, the applicant intends to reroute the existing frontage road and incorporate it into the parking lot. The applicant proposes to construct 24 new parking stalls north and west of the existing parking areas, as well as potentially construct an unspecified number of parking stalls along the frontage road, which would act as shared stalls with the Mankato Clinic facility to the Southeast. Additionally, the applicant shows the installation of seven bicycle parking stalls west of the building. 

The applicant proposes to install multiple areas of clustered landscaping on the Mankato Surgery Center property, including a line of trees and shrubs along the newly constructed parking area and to keep the existing trees along Premier Drive in place. The applicant shall ensure that the proposed landscaping meets the City Code standards for screening height within one year of planting. Proposed landscaping primarily includes commercial cultivars and non-native botanicals.

Multiple utility pads are shown along the Southwest extent of the building. The proposed plans show a small band of landscaping encompassing the public-facing elevations of the utility pads. The applicant shall ensure that plantings are installed to serve as screening for mechanical equipment. 

The applicant has provided a photometric plan and lighting fixture cutsheets, both of which appear to reflect conforming lighting levels/fixtures.