CY30-24

Request by HDR, on behalf of the property owner, Mayo Clinic Health System, for amendments to the Institutional Overlay District and the approved campus plan.  The subject properties are described as Lots 7-22, Block 4, Oaklawn Addition including vacated alley; Lots 7-15 and the easterly 29.84 feet of Lot 16, Block 5 Oaklawn Addition, including vacated Plum Street and vacated alley; Lots 1-7, Block 7, Oaklawn Addition including vacated Hawthorn Avenue and Fair Street and vacated alley; Lots 1-20, Block 8, Oaklawn Addition, Lots 7-21; Lots 2-6, 7, 8, 10 and 12, Block 6, Oaklawn Subdivision and Agency Heights Subdivision; commencing at the northwest corner of the southeast quarter of the northwest quarter, Section 17, Township 108 N, Range 26 W, then south 514.8’, west 198’ to beginning; West 60 feet of the south 175 feet of the west six acres of the southeast quarter of the northwest quarter north of road, Section 17, Township 108 N, Range 26 W; All area north of road and west six acres of the southeast quarter of the northwest quarter except 3.16 acres; East 52’ of the south 150’ of the west six acres of the southeast quarter of the northwest quarter north of the road, Section 17, Township 108 N, Range 26 W; Lots 2-20 Saylor Addition; Lots 13-16 Dickinson’s Subdivision; Lots 1-12 Thilges Addition; .146 Acres in the northeast quarter of the northwest quarter, Section 17, Township 108 N, Range 26 W, Record Book 156, Page 496; .12 acres in the northeast quarter of the northwest quarter, Section 17, Township 1089 N, Range 26 W, Record Book 156, Page 509; Tract 48’ X 90’ directly rear of the west 48’ of Lot 4, Thielges Addition; .094 acres directly in the rear of Lot 5, Thielges Addition, east 2’ of Lot 4, Thielges Addition; and west 2’ of Lot 6, Thielges Addition; .07 acres directly rear of Lot 6, Thielges Addition; .02 acres directly in rear of Lot 7, Thielges Addition, etal. (1025 Marsh Street). (Blue Earth County PID R010813101049).
 

The applicant is HDR, on behalf of the property owner, Mayo Clinic Health System. 

The applicant is requesting for the amendment to the Institutional Overlay District and the approved campus plan. 

The subject properties are described as Lots 7-22, Block 4, Oaklawn Addition including vacated alley; Lots 7-15 and the easterly 29.84 feet of Lot 16, Block 5 Oaklawn Addition, including vacated Plum Street and vacated alley; Lots 1-7, Block 7, Oaklawn Addition including vacated Hawthorn Avenue and Fair Street and vacated alley; Lots 1-20, Block 8, Oaklawn Addition, Lots 7-21; Lots 2-6, 7, 8, 10 and 12, Block 6, Oaklawn Subdivision and Agency Heights Subdivision; commencing at the northwest corner of the southeast quarter of the northwest quarter, Section 17, Township 108 N, Range 26 W, then south 514.8’, west 198’ to beginning; West 60 feet of the south 175 feet of the west six acres of the southeast quarter of the northwest quarter north of road, Section 17, Township 108 N, Range 26 W; All area north of road and west six acres of the southeast quarter of the northwest quarter except 3.16 acres; East 52’ of the south 150’ of the west six acres of the southeast quarter of the northwest quarter north of the road, Section 17, Township 108 N, Range 26 W; Lots 2-20 Saylor Addition; Lots 13-16 Dickinson’s Subdivision; Lots 1-12 Thilges Addition; .146 Acres in the northeast quarter of the northwest quarter, Section 17, Township 108 N, Range 26 W, Record Book 156, Page 496; .12 acres in the northeast quarter of the northwest quarter, Section 17, Township 1089 N, Range 26 W, Record Book 156, Page 509; Tract 48’ X 90’ directly rear of the west 48’ of Lot 4, Thielges Addition; .094 acres directly in the rear of Lot 5, Thielges Addition, east 2’ of Lot 4, Thielges Addition; and west 2’ of Lot 6, Thielges Addition; .07 acres directly rear of Lot 6, Thielges Addition; .02 acres directly in rear of Lot 7, Thielges Addition, etal. (1025 Marsh Street). (Blue Earth County PID R010813101049).

The property is zone IO- Institutional Overlay. 

The applicant, HDR, on behalf of Mayo Clinic Health Systems is requesting an amendment to the Institutional Overlay and approved campus plan. 

History 

The Mankato City Council approved the Mayo Heath Systems (previously Immanuel St. Joseph's Hospital) Institutional Overlay District on September 10, 2001.  The process for establishing the district involved building design and construction criteria, rezoning the property from a residential zoning to either an O-Office, or Office Residential District designation, providing development plans and boundaries for the entire proposed district, location of future structures, the projected number of employees and residents, a traffic study, a concept plan for future development, and a various other plans (i.e. landscaping, exterior lighting, and drainage).

The original Master Plan contained the following major elements: 

1. The realignment of Dane Street and Dickinson Street along the east side of the campus.  In addition to the possible realignment of Marsh Street to the. These realignments would allow the campus to have the buildings and parking within the campus area and reduce pedestrian/automobile conflicts.
2. A proposed expansion of the Mankato Clinic that would have a floor area of 45,000 square feet and a proposed expansion to the Hospital that would have a floor area of 60,000 –100,000 square feet and be from 3 to 5 stories in height.
3. The construction of additional off-street parking as well as the construction of three, two story parking ramps.

Over the years, the Institutional Overlay District has been amended multiple times to allow for the expansion of the district and to improve the operations of the hospital. Examples of amendments include the addition of an essential utility structure and realignment of Marsh Street in 2004. In 2005, the ultimate site plan for the Campus Plan depicted a bed tower connected to the northeast corner of the hospital structure. In order to create efficiencies, preserve parking, and maintain internal traffic flow the previous location of the bed tower is being removed and relocated to the proposed location, and the applicant is requesting to amend the institutional overlay district campus plan to allow for the change. The most recent, 2022, approved the amendment to allow for the new bed tower. 

Proposal 

The applicant is requesting to modify the existing, approved Institutional Overlay for the Mayo Clinic Mankato Campus as outlined below: 

• Parking lot conversion - the laydown area that was approved in 2022 is no longer needed for construction and is desired to be covered into a parking lot. 
• South green space - corner of Main and Dickinson Street, plan to remove existing home and Main Street driveway access. Garages are to remain and be utilized for equipment/maintenance storage. Access would be provided by a new driveway stemming off the existing driveway to the "Boldt" House. 
• Internal green space - there are two options of internal green space. 
• Radiology Addition and Bulk Oxygen Relocation - Radiology Addition is proposed to be nestled in the facilities area adjacent to the kitchen, boiler plant, and other building areas. Patients and staff will access this addition internally to existing buildings. Additional access for operations and staff is located directly outside. The Radiology Addition consists of an approximately 10,000 Sqft 2-story building addition and reconstruction of existing site improvements. With this addition, the built oxygen tank will be relocated. A new bulk oxygen tank is proposed to be located adjacent to the loading dock, which is less visually intrusive compared to other locations.
• Campus green space illustrates that the proposed institutional overlay area complies with the required minimum green space of 20% per City Code. The proposed overlay area totals 34.27 acres which requires a minimum of 6.85 acres of green space. When summing all existing and planned/proposed green spaces, a total of 8.73 acres (25.47%) of green space is provided, meeting the requirement. 
• Monuments and way finding signs - requesting to change the allowable height for monument and directional signs on the property. 
• Future specialty clinic - proposed future vertical expansion for the specialty clinic. It is anticipated that the future expansion will match the height of the recently completed Bed Tower expansion. 
• Verizon Antenna - proposed location of Verizon Antennas on top of the recent Bed Tower Expansion