Resolution approving an amendment to the Planned Unit Development to allow for an approximately 5,000 square foot addition to an existing building within the medical campus and for a certificate of design compliance for the proposed modifications for the property located within the Highway Gateway Overlay District. The subject property is described as Lot 1, Block 1, Mankato Clinic First Addition, etal (1431 Premier Drive); by request of Orthopedic and Fracture Clinic.

At the June 26, 2024, meeting, the Planning Commission recommended an amendment to the Planned Unit Development to allow for an approximately 5,000 square foot addition to an existing building within the medical campus and for a certificate of design compliance for the proposed modifications to the property located within the Highway Gateway Overlay District.

The Orthopaedic and Fracture Clinic is requesting an amendment to the previously issued planned unit development. The amendment will allow for a 1,900 square foot interior renovation of the existing clinical space, as well as an approximately 5,000 square foot addition on the northern side of the current Orthopedic and Fracture Clinic structure at 1431 Premier Drive. The addition will be used for clinical purposes, specifically, physical therapy.
 
Additionally, the applicant is requesting a certificate of design compliance for review of the exterior modifications for compliance with the Highway Gateway Overlay standards. As proposed, the exterior finishes of the new areas will be a combination of brick, stone, glass storefront, clerestory, EIFS and metal panels, which are noted to be consistent with the existing finishes while also providing an upgraded design element. The subject property is described as Lot 1, Block 1, Mankato Clinic First Addition, etal (1431 Premier Drive).
 
The proposed renovation will add four additional exam rooms and improve circulation through interior spaces. The surgery scheduling area will be modified with three private bays to allow for increased patient confidentiality. The applicant had originally proposed a small outdoor turf area for physical therapy use. This has now been removed from the plans and any outdoor turf area proposed in the future would be separate from this review.

Hours of operation for the clinic will remain the same after the renovation (8am-5pm), although the new addition will have its own hours from 8:00am to 8:00pm to allow for additional training appointments.
 
To accommodate the new addition, 23 parking stalls will be constructed to the north of the existing parking area.
 
The proposed clinic addition is shown as a single-story 4,969 square foot, predominantly rectangular building with a rectangular turf area extending out from the NE access point. The Northern and Western exterior elevations are shown to primarily consist of brick with large vertical glass windows and a clerestory to provide the space with light. The Eastern elevation is shown to continue the brick and clerestory, but with a projecting structure made of EIFS & Stone. This is shown to have a storefront style entrance and a metal panel canopy. The addition is shown to have an Eastern and Western entrance as well as a garage-door-type access point onto a proposed future turfed exterior area. All the elevations shown are consistent with existing elevations within the Wickersham Clinic Campus.

The outdoor turf area originally proposed did not conform to the Mankato City Code Sec. 10.52. Subd. 2. States that “Every use shall be operated in its entirety, within a completely enclosed structure, including the storage of all materials, products, and equipment:” In order to meet the code, the proposed turf area was removed from the application. 

The proposed interior renovations predominantly consist of formatting areas to allow for more efficient use of space. This allows for the creation of four additional exam rooms and three private surgery scheduling bays. The interior of the addition is dominated by a large open training space dedicated for physical therapy. Traditional workout equipment used for physical therapy is shown throughout the space. Along the southern wall of the facility are shown to be two private restrooms and a consultation space. Four access points are shown between the existing structure and the addition, one of which mirrors the garage-door-like instillation along the eastern elevation.

Based on code, 22 additional parking stalls are required to be constructed. The materials provided show that the existing parking area will be expanded northward to allow for 23 additional parking stalls to be constructed on site, two of which have been designated for accessible parking. The existing concrete walkways will be removed, and new walkways will be constructed along the parking area and to the East entrance.
Much of the existing landscaping to the north of the clinic building will be removed. This includes removal of the existing pond, walkways, and trees. Salvaging of signs, pavers, and a memorial tree will also be done. With the addition, new landscaping is proposed between the addition and the private drive.