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AGENDA RECOMMENDATION |
Consent Calendar 6.O.
City Council Regular Meeting
- Meeting Date:
- 04/14/2025
Agenda Item:
Resolution approving a Conditional Use Permit to allow a medical clinic in the R-4, High Density Residential District. The subject property is described as a portion of Lot 1, Block 1, Southeast Village Subdivision (103 Homestead Road); by request of Growth Holdings, LLC.
Recommendation/Action(s):
At the March 26, 2025, meeting, the Planning Commission recommended approval with conditions of the conditional use permit. Council adoption of the attached resolution.
Summary:
Growth Holdings, LLC is requesting a review of a conditional use permit to allow a medical clinic in the R-4, High Density Residential District. The subject property is described as a portion of Lot 1, Block 1, Southeast Village Subdivision (103 Homestead Road).
The property was formally Lil Bee's Daycare and had been vacant for over a year. The applicant notes that the proposed use operates similar to a daycare, but is a medical clinic. Medical clinics are listed as conditional uses in the R-4, multiple-family district. The proposed use will occupy the first floor, which is approximately 11,250 square feet. The floor plan shows 6 classrooms that have calming rooms attached, large muscle rooms (gyms), storage, evaluation and observation rooms, bathrooms, reception area, and mechanical areas.
The facility will employ approximately 40 people in total, including both full-time and part-time staff. At any given time, 25 to 30 staff members will be working. The facility will serve 25 to 30 clients, with operating hours from 8:00 AM to 4:30 PM, Monday through Friday. There will be no evening hours, weekend hours, or overnight stays.
The site plan depicts a new drop-off and pick-up location in the parking lot. The clients will be dropped off at staggered times by a caregiver or transportation service between 8:30 and 9:15 a.m. At the time of drop-off, a clinician comes out to the vehicle and escorts the client into the building. The site plan shows a drop-off location for clients and is designed for 2-3 client drop-offs at one time according to the applicant. The pick-up times will either be a half-day pick-up between 12-1 pm or a full day from 3:45 to 4:30 p.m.
The site plan shows that the applicant will modify the existing parking lot, which currently has 44 parking stalls, and will be adding 6 more stalls, bringing the number of parking stalls to 50. The Mankato City Code states that medical offices require 1 stall per 200 square feet. The Mankato City Code allows the usable or livable floor area to determine the parking requirement. The usable floor area is 7,450 square feet and, therefore, the proposed use will require 38 stalls in order to conform with the Mankato City Code.
A recommended condition has been added for the striping and delineation of parking stalls and drop-off and pick-up areas in conformance with the City Code. Along with this, a recommended condition has been added with regard to stacking of vehicles in the drop-off lane.
There are recommendations added herein for the submittal of a landscaping, screening, and dumpster enclosure plan that meets Mankato City Code section 10.88. The code requires that parking lots containing 4 or more parking stalls be buffered and screened by perimeter landscaping. The perimeter landscaping should 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 should be provided at a rate of one tree for every fifty linear feet, and evergreen trees should be provided at a rate of one tree and shrub for every twenty-five linear feet. Evergreen trees should be maintained at a height of not less than six feet. Additionally, parking areas with more than four stalls should be screened by a fence or densely planted hedge on each side of a parking area that adjoins or faces any property located in a residential district. Such a fence or hedge shall be not less than four feet nor more than eight feet in height, nor be less than eighty percent opaque. In this case, the area of the property that will need to be screened by a fence or densely planted hedge is the southern part of the property as it abuts an existing residential property.
Upgrades to the playground are also proposed. There are no exterior building modifications proposed.
The property was formally Lil Bee's Daycare and had been vacant for over a year. The applicant notes that the proposed use operates similar to a daycare, but is a medical clinic. Medical clinics are listed as conditional uses in the R-4, multiple-family district. The proposed use will occupy the first floor, which is approximately 11,250 square feet. The floor plan shows 6 classrooms that have calming rooms attached, large muscle rooms (gyms), storage, evaluation and observation rooms, bathrooms, reception area, and mechanical areas.
The facility will employ approximately 40 people in total, including both full-time and part-time staff. At any given time, 25 to 30 staff members will be working. The facility will serve 25 to 30 clients, with operating hours from 8:00 AM to 4:30 PM, Monday through Friday. There will be no evening hours, weekend hours, or overnight stays.
The site plan depicts a new drop-off and pick-up location in the parking lot. The clients will be dropped off at staggered times by a caregiver or transportation service between 8:30 and 9:15 a.m. At the time of drop-off, a clinician comes out to the vehicle and escorts the client into the building. The site plan shows a drop-off location for clients and is designed for 2-3 client drop-offs at one time according to the applicant. The pick-up times will either be a half-day pick-up between 12-1 pm or a full day from 3:45 to 4:30 p.m.
The site plan shows that the applicant will modify the existing parking lot, which currently has 44 parking stalls, and will be adding 6 more stalls, bringing the number of parking stalls to 50. The Mankato City Code states that medical offices require 1 stall per 200 square feet. The Mankato City Code allows the usable or livable floor area to determine the parking requirement. The usable floor area is 7,450 square feet and, therefore, the proposed use will require 38 stalls in order to conform with the Mankato City Code.
A recommended condition has been added for the striping and delineation of parking stalls and drop-off and pick-up areas in conformance with the City Code. Along with this, a recommended condition has been added with regard to stacking of vehicles in the drop-off lane.
There are recommendations added herein for the submittal of a landscaping, screening, and dumpster enclosure plan that meets Mankato City Code section 10.88. The code requires that parking lots containing 4 or more parking stalls be buffered and screened by perimeter landscaping. The perimeter landscaping should 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 should be provided at a rate of one tree for every fifty linear feet, and evergreen trees should be provided at a rate of one tree and shrub for every twenty-five linear feet. Evergreen trees should be maintained at a height of not less than six feet. Additionally, parking areas with more than four stalls should be screened by a fence or densely planted hedge on each side of a parking area that adjoins or faces any property located in a residential district. Such a fence or hedge shall be not less than four feet nor more than eight feet in height, nor be less than eighty percent opaque. In this case, the area of the property that will need to be screened by a fence or densely planted hedge is the southern part of the property as it abuts an existing residential property.
Upgrades to the playground are also proposed. There are no exterior building modifications proposed.
Attachments
- Resolution approving Conditional Use Permit
- General Location Map
- Aerial Plan
- Site Plan
- Floor Plan
- Narrative