1.4.
Site Plan and Traffic Advisory Review Committee
- Meeting Date:
- 03/11/2025
Title
| CY13-25 |
Request of Caravel Autism Center for a conditional use permit to allow operations outside of a completely enclosed structure to accommodate a playground system in the B-1, Community Business District. The subject property is described as Lot 2, Block 5, North Star subdivision (1701 Adams Street).
Applicant
The applicant is Caravel Autism Center.
Request
The applicant is requesting a conditional use permit to allow operations outside of a completely enclosed structure, to accommodate a playground system in the B-1, Community Business District.
Location
The subject property is described as Lot 2, Block 5, North Star subdivision (1701 Adams Street).
Existing Land Use
The property is currently occupied by a vacant single-tenant commercial building. The building was previously the location of Gray Duck Fitiness, and before that by, the Nova Academy of Cosmetology.
Zoning
The subject property is zoned B-1, Community Business District.
Review
Caravel Autism Center, the applicant, is requesting a conditional use permit to allow operations outside of a completely enclosed structure, to accommodate a playground system in the B-1, Community Business District. The proposed site is addressed at 1701 Adams Street. The proposed site was formerly occupied by Gray Duck Fitness, and before that by Nova Academy of Cosmetology.
The applicant is requesting a Conditional Use Permit be granted in accordance with Mankato City Code Sec. 10.45. Subd. 2. Permitted Uses, which states: "Except as specifically limited herein, the following uses are permitted in the B-1, Community Business District. Every use, unless expressly exempted below or allowed by a conditional use permit, shall be operated in its entirety within a completely enclosed structure, including the storage of all materials, products, and equipment". The use of the property as a medical clinic is considered a Permitted Use in the B-1, Community Business District, although this only applies to those uses that operate entirely within a completely enclosed structure. Section 10.45. Subd. 2 states a conditional use permit could be granted to allow for operation of the use outside of a completely enclosed structure, as the applicant proposes with an exterior playground area.
The Caravel Autism Center offers one-to-one therapy and peer interaction for children with Autism. Because of these services, Caravel is considered a Medical Clinic. In the B-1, Community Business District, Medical Clinics are considered a Permitted Use. The applicant intends the Caravel Autism Center to include an outdoor playground area where children can play, release energy, and develop social skills in a safe outdoor setting. The Caravel Autism Center has recently transitioned out of a location at 1720 Bassett Drive. At this location, an outdoor play area was constructed to be used in tandem with the operations of the medical clinic. Caravel Autism Center intends to continue to provide the same operations and services at the subject property as they did at 1720 Bassett Drive.
The applicant's narrative states that the Caravel Autism Center will offer a day program from 8 am to 6 pm, with many children receiving up to 40 hours of treatment per week. Each child will receive 1:1 therapy, with therapists assigned to them, and clinicians will oversee services, providing training to the team. In total, the location will serve up to 40 clients and employ up to 50 therapists.
Marketplace Commercial, the property owner, provided written permission for the proposed project and for application for a Conditional Use Permit.
Road access to the project site will not be modified. Two access points exist, one along Adams Street to the north and one along Star Street to the west.
A snow removal plan, designating a snow storage area, must be provided prior to issuance of the Certificate of Occupancy.
Per Mankato City Code 10.88 Subd.8., all refuse containers shall be fully enclosed by a gated opaque fence or wall of sufficient height to completely screen such containers from view by all adjoining properties and all streets. A dumper enclosure achieving Mankato City Code standards shall be erected on the subject property, or as an alternative, all refuse containers shall be stored within an entirely enclosed structure prior to issuance of a Certificate of Occupancy.
Parking:
As a Medical Clinic, the Caravel Autism Center is subject to the off-street parking requirements for Medical Offices in Mankato City Code Sec. 10.85 (One (1) parking space per each two hundred (200) sq. ft. of gross floor area.) With a gross floor area of 8,365 square feet, the proposed site requires forty-two (42) off-street parking stalls.
With a proposed therapist staff of 50 and an expected client count of 40, a condition will be included with the Conditional Use Permit, stating that if on-site parking conditions cause undue traffic congestion, or interfere with/ diminish the use of property in the immediate vicinity, parking conditions must be mitigated to maintain conformance with Mankato City Code. Stacking and queuing that disrupts public roads is prohibited; strict enforcement will be adhered to in order to ensure the safety of the traveling public.
Per Mankato City Code Sec. 10.85, the applicant shall provide off-street bicycle parking spaces equal to five (5) percent of the total number of automobile off-street parking spaces provided. With forty-two (42) off-street parking stalls required, a minimum of two bicycle parking stalls must be provided on site.
The proposed site plan shows 47 standard off-street parking stalls and 3 accessible off-street parking stalls on site. This means that a total of 50 off-street parking stalls are provided on site. Per Mankato City Code Section 10.88. subd. 6, any off-street parking lot providing (50) spaces or more shall provide interior landscaping, this shall be reflected on the site and landscaping plans.
The narrative states that parents can bring clients into the lobby and the team will connect with families about how the child's time in the home or at the clinic (depending on if it is pick-up or drop-off) was. The applicant stated that they have several funded transportation companies and will pick up the child from the vehicle and walk them into the clinic. The narrative provided did not describe the process for loading and unloading of clients on site.
Off-street parking stalls shall be designated for pick-up and drop-off. These stalls shall be physically marked to indicate their status as a pick-up and drop-off location for clients.
Landscaping:
A landscaping plan shall be provided that demonstrates conformance with Mankato City Code Section 10.88. A fence permit shall be issued prior to instillation of any fence exceeding 30" in height on the subject property.
Perimeter landscaping and interior landscaping are required per Mankato City Code Section 10.88.
All off-street parking stalls shall be buffered and screened by perimeter landscaping consisting of an area at least three (3) feet or greater in height. The perimeter landscaping shall consist of a combination of ground cover, shade trees or evergreen trees, shrubs, and appropriate screening devices such as decorative walls, fences, or berms. Shade trees shall be provided at a rate of one (1) tree for every fifty (50) linear feet of perimeter length or fraction thereof. Evergreen trees shall be provided at a rate of one (1) tree and shrub for every twenty-five (25) linear feet of perimeter length or a fraction thereof. Evergreen trees shall be maintained at a height of not less than three (3) feet. Areas not planted with shrubs, trees, or other appropriate screening devices shall be maintained with living ground cover, or planting beds with bark or rock mulch. Landscaping and screening shall not exceed 30-inches in height within the required sight triangle per Mankato City Code Sec. 12.71.
Off-street parking lots providing fifty (50) spaces or more shall provide interior landscaping. Interior landscaping shall consist of planting islands with a minimum area of sixty (60) square feet and a minimum width of six (6) feet, measured from the back of curb to back of curb. The interior landscaping shall constitute at least five percent (5%) of the area of the parking lot. Area devoted to perimeter landscaping shall not be considered as any part of interior landscaping. Where more than one (1) planting island is provided, such islands shall be appropriately spaced throughout the parking lot.
A condition will be included with the Conditional Use Permit that perimeter landscaping meeting Mankato City Code Section 10.88, shall be installed between all off-street parking areas and the frontages of Adams and Star Streets. A condition will also be included with the Conditional Use Permit that interior landscaping meeting Mankato City Code Section 10.88, shall be installed within the designated off=street parking area.
A fence permit must be received prior to installation of the fence associated with the outdoor playground area. Fencing must conform to Mankato City Code Section 10.88 & 12.71. and other associated zoning ordinances.
Playground:
The applicant's narrative states that the operation of the Caravel Autism Center will include a playground where children can play, release energy, and develop social skills in a safe, outdoor setting. The argument could be made that use of the outdoor playground area would be complementary to the functionality of the development as a medical clinic serving children.
The Caravel Autism Center is a medical clinic that primarily serves children during the day (8am-6pm). The Autism Center would offer similar daytime services for children to a child daycare. Child Day Cares are required by Section 10.82 to provide a separate and protected outside recreation area. The Minnesota Department of Health states that outdoor recreation helps children develop motor skills and that children should play outdoors when the temperature does not pose a safety risk. It is reasonable to conclude that the operation of an Autism Center should include some similar features to those required of a child daycare, particularly if those features of beneficial to the public's health, safety, or general welfare.
The applicant is proposing to screen the outdoor playground area from the parking area using a 4' high vinyl-coated chain-link fence (in black), with blue fence slats along the entirety of the fence, and a 3' wide, 4' high, vinyl-coated chain-link gate. The majority of the playground area will be constructed under the existing metal canopy, with a 6' wide portion of the fenced area extending beyond the canopy. The fence will fully enclose the outdoor playground area and limit access to the area. Access to the playground area will be available via three entrances: a northern entrance into the drive-lane to the east of the building, and two separate entrances from the building itself. The playground area will feature a plastic play area border, rubber fiber play surface installed over the existing asphalt, prefabricated playground equipment, and an integrated accessible ramp.
Exterior Modifications:
Exterior site improvements are shown to include an outdoor enclosed playground area with associated fencing and minor modifications to the exterior materials at the front entry. These minor modifications include painting multiple distinct areas of the front facade, including the portico and standing seam roof. The applicant has not indicated the proposed paint type or color currently. Colors of the building facade must conform to the Mankato City Code.
The applicant has not provided materials showing proposed signage on the subject property. All signage, both temporary and permanent, shall adhere to Mankato City Code Section 10.87 standards, and sign permits shall be obtained prior to fabrication or installation of any signage. A condition stating as much will be included with the Conditional Use Permit.
The plans provided do not indicate the instillation of any additional exterior lighting fixtures. If exterior lighting is to be installed, all lighting shall conform to Mankato City Code section 10.89 standards, including, but not limited to, full-cut, fully shielded style.
If other exterior modifications are proposed in the future, the applicant will be required to meet the B-1 standards for exterior finishes.
The applicant is requesting a Conditional Use Permit be granted in accordance with Mankato City Code Sec. 10.45. Subd. 2. Permitted Uses, which states: "Except as specifically limited herein, the following uses are permitted in the B-1, Community Business District. Every use, unless expressly exempted below or allowed by a conditional use permit, shall be operated in its entirety within a completely enclosed structure, including the storage of all materials, products, and equipment". The use of the property as a medical clinic is considered a Permitted Use in the B-1, Community Business District, although this only applies to those uses that operate entirely within a completely enclosed structure. Section 10.45. Subd. 2 states a conditional use permit could be granted to allow for operation of the use outside of a completely enclosed structure, as the applicant proposes with an exterior playground area.
The Caravel Autism Center offers one-to-one therapy and peer interaction for children with Autism. Because of these services, Caravel is considered a Medical Clinic. In the B-1, Community Business District, Medical Clinics are considered a Permitted Use. The applicant intends the Caravel Autism Center to include an outdoor playground area where children can play, release energy, and develop social skills in a safe outdoor setting. The Caravel Autism Center has recently transitioned out of a location at 1720 Bassett Drive. At this location, an outdoor play area was constructed to be used in tandem with the operations of the medical clinic. Caravel Autism Center intends to continue to provide the same operations and services at the subject property as they did at 1720 Bassett Drive.
The applicant's narrative states that the Caravel Autism Center will offer a day program from 8 am to 6 pm, with many children receiving up to 40 hours of treatment per week. Each child will receive 1:1 therapy, with therapists assigned to them, and clinicians will oversee services, providing training to the team. In total, the location will serve up to 40 clients and employ up to 50 therapists.
Marketplace Commercial, the property owner, provided written permission for the proposed project and for application for a Conditional Use Permit.
Road access to the project site will not be modified. Two access points exist, one along Adams Street to the north and one along Star Street to the west.
A snow removal plan, designating a snow storage area, must be provided prior to issuance of the Certificate of Occupancy.
Per Mankato City Code 10.88 Subd.8., all refuse containers shall be fully enclosed by a gated opaque fence or wall of sufficient height to completely screen such containers from view by all adjoining properties and all streets. A dumper enclosure achieving Mankato City Code standards shall be erected on the subject property, or as an alternative, all refuse containers shall be stored within an entirely enclosed structure prior to issuance of a Certificate of Occupancy.
Parking:
As a Medical Clinic, the Caravel Autism Center is subject to the off-street parking requirements for Medical Offices in Mankato City Code Sec. 10.85 (One (1) parking space per each two hundred (200) sq. ft. of gross floor area.) With a gross floor area of 8,365 square feet, the proposed site requires forty-two (42) off-street parking stalls.
With a proposed therapist staff of 50 and an expected client count of 40, a condition will be included with the Conditional Use Permit, stating that if on-site parking conditions cause undue traffic congestion, or interfere with/ diminish the use of property in the immediate vicinity, parking conditions must be mitigated to maintain conformance with Mankato City Code. Stacking and queuing that disrupts public roads is prohibited; strict enforcement will be adhered to in order to ensure the safety of the traveling public.
Per Mankato City Code Sec. 10.85, the applicant shall provide off-street bicycle parking spaces equal to five (5) percent of the total number of automobile off-street parking spaces provided. With forty-two (42) off-street parking stalls required, a minimum of two bicycle parking stalls must be provided on site.
The proposed site plan shows 47 standard off-street parking stalls and 3 accessible off-street parking stalls on site. This means that a total of 50 off-street parking stalls are provided on site. Per Mankato City Code Section 10.88. subd. 6, any off-street parking lot providing (50) spaces or more shall provide interior landscaping, this shall be reflected on the site and landscaping plans.
The narrative states that parents can bring clients into the lobby and the team will connect with families about how the child's time in the home or at the clinic (depending on if it is pick-up or drop-off) was. The applicant stated that they have several funded transportation companies and will pick up the child from the vehicle and walk them into the clinic. The narrative provided did not describe the process for loading and unloading of clients on site.
Off-street parking stalls shall be designated for pick-up and drop-off. These stalls shall be physically marked to indicate their status as a pick-up and drop-off location for clients.
Landscaping:
A landscaping plan shall be provided that demonstrates conformance with Mankato City Code Section 10.88. A fence permit shall be issued prior to instillation of any fence exceeding 30" in height on the subject property.
Perimeter landscaping and interior landscaping are required per Mankato City Code Section 10.88.
All off-street parking stalls shall be buffered and screened by perimeter landscaping consisting of an area at least three (3) feet or greater in height. The perimeter landscaping shall consist of a combination of ground cover, shade trees or evergreen trees, shrubs, and appropriate screening devices such as decorative walls, fences, or berms. Shade trees shall be provided at a rate of one (1) tree for every fifty (50) linear feet of perimeter length or fraction thereof. Evergreen trees shall be provided at a rate of one (1) tree and shrub for every twenty-five (25) linear feet of perimeter length or a fraction thereof. Evergreen trees shall be maintained at a height of not less than three (3) feet. Areas not planted with shrubs, trees, or other appropriate screening devices shall be maintained with living ground cover, or planting beds with bark or rock mulch. Landscaping and screening shall not exceed 30-inches in height within the required sight triangle per Mankato City Code Sec. 12.71.
Off-street parking lots providing fifty (50) spaces or more shall provide interior landscaping. Interior landscaping shall consist of planting islands with a minimum area of sixty (60) square feet and a minimum width of six (6) feet, measured from the back of curb to back of curb. The interior landscaping shall constitute at least five percent (5%) of the area of the parking lot. Area devoted to perimeter landscaping shall not be considered as any part of interior landscaping. Where more than one (1) planting island is provided, such islands shall be appropriately spaced throughout the parking lot.
A condition will be included with the Conditional Use Permit that perimeter landscaping meeting Mankato City Code Section 10.88, shall be installed between all off-street parking areas and the frontages of Adams and Star Streets. A condition will also be included with the Conditional Use Permit that interior landscaping meeting Mankato City Code Section 10.88, shall be installed within the designated off=street parking area.
A fence permit must be received prior to installation of the fence associated with the outdoor playground area. Fencing must conform to Mankato City Code Section 10.88 & 12.71. and other associated zoning ordinances.
Playground:
The applicant's narrative states that the operation of the Caravel Autism Center will include a playground where children can play, release energy, and develop social skills in a safe, outdoor setting. The argument could be made that use of the outdoor playground area would be complementary to the functionality of the development as a medical clinic serving children.
The Caravel Autism Center is a medical clinic that primarily serves children during the day (8am-6pm). The Autism Center would offer similar daytime services for children to a child daycare. Child Day Cares are required by Section 10.82 to provide a separate and protected outside recreation area. The Minnesota Department of Health states that outdoor recreation helps children develop motor skills and that children should play outdoors when the temperature does not pose a safety risk. It is reasonable to conclude that the operation of an Autism Center should include some similar features to those required of a child daycare, particularly if those features of beneficial to the public's health, safety, or general welfare.
The applicant is proposing to screen the outdoor playground area from the parking area using a 4' high vinyl-coated chain-link fence (in black), with blue fence slats along the entirety of the fence, and a 3' wide, 4' high, vinyl-coated chain-link gate. The majority of the playground area will be constructed under the existing metal canopy, with a 6' wide portion of the fenced area extending beyond the canopy. The fence will fully enclose the outdoor playground area and limit access to the area. Access to the playground area will be available via three entrances: a northern entrance into the drive-lane to the east of the building, and two separate entrances from the building itself. The playground area will feature a plastic play area border, rubber fiber play surface installed over the existing asphalt, prefabricated playground equipment, and an integrated accessible ramp.
Exterior Modifications:
Exterior site improvements are shown to include an outdoor enclosed playground area with associated fencing and minor modifications to the exterior materials at the front entry. These minor modifications include painting multiple distinct areas of the front facade, including the portico and standing seam roof. The applicant has not indicated the proposed paint type or color currently. Colors of the building facade must conform to the Mankato City Code.
The applicant has not provided materials showing proposed signage on the subject property. All signage, both temporary and permanent, shall adhere to Mankato City Code Section 10.87 standards, and sign permits shall be obtained prior to fabrication or installation of any signage. A condition stating as much will be included with the Conditional Use Permit.
The plans provided do not indicate the instillation of any additional exterior lighting fixtures. If exterior lighting is to be installed, all lighting shall conform to Mankato City Code section 10.89 standards, including, but not limited to, full-cut, fully shielded style.
If other exterior modifications are proposed in the future, the applicant will be required to meet the B-1 standards for exterior finishes.