CY40-24

Request of Ophthalmology Associates for a certificate of design compliance for the construction of a new, approximately 5,500 square foot structure in the Highway Gateway Overlay District. The subject property is described as Lot 1, Block 1, Elwin Addition No.4 (1511 Adams Street, Blue Earth County PID R010909353025.

The anticipated date of City Council action is October 15, 2024. 
 

The applicant is Ophthalmology Associates. 

The applicant is requesting a certificate of design compliance for the construction of a new structure in the Highway Gateway Overlay District. 
 

The subject property is located at 1511 Adams Street, which is the location of a previously platted lot described as Lot 1, Block 1, Elwin Addition No.4. The Blue Earth County parcel identification number associated with the subject parcel is R010909353025. 

The property is currently vacant. 

The property is zoned B-1, Community Business District. 
 

There are no known environmentally sensitive areas on the site. 

Public utilities are available to service the proposed structure. 
 

Mankato City Code Section 10.45 B-1, Community Business District: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.45COBUDI

Mankato City Code Section 10.48 Gateway Overlay Districts: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.48GTGAOVDI

The Site Plan and Traffic Advisory Committee reviewed the item on September 10, 2024 and submitted the following comments: 

1. Applicant shall be aware City buses will not go under the canopy at 14 feet or less.
2. Applicant shall submit a snow storage easement to the City Department of Public Works for the 30 feet to the south of Elwin Road.
3. Applicant shall pay all notification fees, and application fees, if not already complete

Ophthalmology Associates is requesting a certificate of design compliance for the construction of a new approximately 5,550 square foot structure in the highway gateway overlay district. The subject property is described as Lot 1, Block 1, Elwin Addition No.4 (1511 Adams Street, Blue Earth County PID R010909353025).
 
The use of a professional service office, an eye doctor's office providing same-day surgical services, is a permitted use in the B-1 zoning district. The applicant indicated that since this is a same-day service, there will be no patients staying the night after procedures. 
 
Site plans show access to the new building from the existing Elwin Road. Two access points from Elwin Road are shown to the new parking lot. Based on discussions with Public Works in pre-development meetings, the southernmost access point was moved to its current location on the eastern side of Elwin Road instead of directly off the southern end. This shift will allow sufficient room for Public Works to plow and maintain the public street.
 
The new building is situated near the front of the lot along Adams Street and achieves the Highway Gateway overlay standard setbacks of a minimum of 15 feet and a maximum of 85 feet on each frontage as required in the District on corner lots. The parking lot provides sufficient parking to achieve Mankato City Code section 10.85. Thirty-five parking stalls are required, and forty-one parking stalls are provided. Parking required for a medical and dental office is one space per two hundred square feet of floor area, and the general standards for a clinic require one space per staff member. Based on the gross floor area, 25 parking stalls are required, and 10 employees on the largest shift, which requires 10 additional stalls for a total parking demand of 35 parking stalls.  A client drop off and pick up location are shown on the site plans on the westerly side of the new building.
 
The site plan also shows the location of a future addition on the northern side of the building, which meets the required front yard setbacks in the Highway Gateway Overlay District. The site plan also depicts a backup generator on the south side of the building that will be fully enclosed with clad stone that matches the primary structure and screened according to Mankato City Code. As with all developments, the project will be required to conform to Minnesota Noise Standards 7030, including the use of the back-up generator. A condition is included herein that if issues arise with noise, the applicant shall be responsible for conducting a noise study to verify that standards are met with the Minnesota Noise Standards 7030. There is a trash enclosure located in the parking lot to the south of the building. A condition is included that the trash enclosure will need to achieve Mankato City Code 10.88 standards. 
 
Floor plans show exam rooms and consulting areas, an operating room, waiting rooms, restrooms and other related spaces. The applicant has not submitted any elevation plans or floor plans for the future addition. The use of the future addition's use shall conform to the permitted uses within the district. 
 
Exterior finishes proposed for the structure include fiber cement panels, thin-clad stone, and thin-cut Kasota stone, which conform to the Highway Gateway Overlay district exterior wall finish standards. To achieve the Gateway standards, the future addition shown on the north side of the building shall continue the approved exterior finishes with the same design as the approved north elevation. 
 
Landscaping plans and snow storage plans have been provided. The snow removal plan shows the snow storage area to the south of the parking lot. Because of the configuration of the lot and Elwin Road being that it is a public street, a recommended condition is included that the applicant be party to an easement agreement for snow storage on the 30 feet to the south of Elwin Road to provide space for the City to store snow. The applicant shall work with the City's Public Works office on the easement. 
 
Exterior lighting shall meet Mankato City Code 10.89. A photometric was provided in the submittal, and slight revisions will be required in order to achieve the maximum lighting at the property line of 1/2 foot candles in some areas. A recommended condition is included herein that at the time of building permit submittal a revised photometric plan, achieving Mankato City Code standards, shall be provided. Lighting cut sheets have been provided for exterior light fixtures. A recommended condition is included herein that requires that at the time of building permit submittal, all exterior light fixture cut sheets shall be provided, including the noted "wall accent lighting sconce" as shown on the exterior rendering. All exterior light fixtures will be required to achieve Mankato City Code standards including, but not limited to, full-cut, fully shielded style light fixtures. 

Staff submits the following findings of fact: 

1. The proposed use conforms with the standards set forth in the B-1 Community Business District. 
2. The proposal, when including the implementation of the required conditions, conforms to Mankato City Code section 10.48 Highway Gateway Overlay District. 

Staff recommends approval of the certificate of design in compliance with the following conditions: 

1. The applicant shall construct the building per the plans approved by the Mankato City Council. 
2. The applicant shall provide bicycle parking as per Mankato City Code section 10.85. 
3. A sign permit will be required for all proposed exterior signage and shall adhere to Mankato City Code Section 10.87. 
4. The dumpster enclosure shall be fully screened and shall achieve Mankato City Code standards.. 
5. The generator on site shall be fully screened in accordance with Mankato City Code. 
6. Landscaping shall be installed in accordance with City Code Section 10.48.  
7. Lighting shall conform with Mankato City Code Section 10.89. The applicant shall revise the photometric plan to show lighting levels at the property line to meet the requirements set forth in the code. Lighting levels at the property line may not exceed ½ foot candle. This shall be provided at the time of building permit submission. 
8. At the time of building permit submission, the applicant shall provide all exterior light fixture cut sheets. All lighting shall conform to Mankato City Code section 10.89. 
9. The use of the future addition shall be a permitted use within the B-1, Community Business District. 
10. The applicant shall be a willing participant in the creation of a snow storage easement agreement provided by the City to allow for snow storage to the 30 feet to the south of Elwin Road. 
11. The future additions' exterior finishes shall be in keeping with the approved elevation on the north side of the building. 
12. If a nuisance is reported because of noise from the generator, the applicant is responsible for conducting a noise study to ensure that Minnesota Noise Standards 7030 are being met.