Resolution approving a Conditional Use Permit to allow a medical clinic in the R-1, One-Family Dwelling, zoning district, to serve adults seeking treatment and support for substance use and co-occurring mental health concerns (114 Pohl Road); by request of Amanda Furnas of Mankato Chemical Health.

Adoption of the attached resolution. At the June 24, 2026, meeting, the Planning Commission recommended approval of the conditional use permit.

Amanda Furnas of Mankato Chemical Health, with permission of the property owner, is seeking a conditional use permit to allow the operation of a licensed outpatient Substance Use Disorder (SUD) treatment center, Mankato Chemical Health, at 114 Pohl Road, a property zoned R-1, one family dwelling district.

Proposal
According to the applicant's narrative, the proposed use will occupy the premises currently used by Hope Interfaith Center, which provides spiritual services, counseling and small gatherings at the property. Hope Interfaith Center will remain in the building and continue to utilize the space until August 1, 2026. The request seeks to operate a licensed Outpatient Substance Use Disorder (SUD) treatment center, Mankato Chemical Health. The use will not be a residential program and no one will live on the property. The narrative explains that there will be 6–8 staff members who will be working at the facility. The use will provide professional healthcare services to adults seeking treatment and support for substance use and co-occurring mental health concerns. Services are proposed to be delivered by licensed and credentialed professionals in a structured outpatient setting. Services proposed to be offered at this location may include the following: 

• Comprehensive substance use assessments
• Individual counseling
• Group counseling (Mon, Tues, Thurs, 8:30–12:30 and 4:30–8:30 p.m.)
• Intensive Outpatient Programming (IOP)
• Relapse prevention education
• Family education and support
• Coordination with medical and psychiatric providers
• Medication management partnerships with qualified providers
• Holistic services such as mindfulness, nutrition education, acupuncture and wellness-based recovery support

The applicant's narrative states that the facility will be licensed by the Minnesota Department of Human Services under Minnesota Statutes Chapter 245G. The operation will serve adults receiving outpatient treatment services for substance use and mental health disorders.

The hours of operation are primarily weekday business hours, with some early morning or evening appointments as needed. A recommended condition of approval is included herein that provides guidance on the expectations of hours of operation for the proposed clinical use. 

Six to eight Licensed Alcohol and Drug counselors (LADC), mental health professionals, and administrative staff will be working at the facility during operating hours, and not more than four staff members will be onsite at any given time. The applicant has stated that the maximum client capacity at any given time is 10, and a condition is included herein to this end. 

All clients attending this location will have scheduled appointments. 

Services are proposed to occur in private offices and group rooms in a quiet clinic environment. However, the applicant plans to use the outdoor space for groups and activities, none of which will occur after dark in the evenings. 

Methadone and Suboxone medications will not be disbursed from this clinic. 

Zoning and Code standard
The property located at 114 Pohl Road is zoned R-1, one-family dwelling district. Mankato City Code outlines that within the R-1 zoning district, "hospitals and medical clinics" are considered conditional uses. Other conditional uses identified in the Code as applicable to the R-1 district include bed and breakfast residences, campgrounds in public parks, cemeteries, crematories and mausoleums, child daycare facilities, churches, congregate housing, golf and country clubs, government institutions, municipal buildings, museums and libraries, nursing homes and similar institutions, and other residential, institutional, or government services uses determined by the planning agency to be of the same general character as the permitted and conditions uses and found not to be determinantal to existing uses and the general public health, safety and welfare. 

The Code provided definition of a clinic is, "a place used for the diagnosis and treatment of sick, ailing, infirm, injured persons, and those persons who are in need of medical attention. Overnight care facilities are not provided at the clinic." The definition of hospital in the Code is, "an institution providing health services for human in-patients and medical or surgical care for the sick or injured. The term "hospital" includes related facilities such as laboratories, outpatient departments, training facilities, central service facilities, staff offices, and overnight accommodations for patients." The proposed use, a Substance Use Disorder clinic, fits within the definition as provided by the Mankato City Code for a clinic. 

Site Plan
A site plan has been provided and limited site improvements are proposed. The applicant's submitted information states that the exterior work will include the construction of a fence along the westerly line and a fence between the north end of the structure connecting to the existing gazebo. To achieve the Code, the fence will need to be out of the bluff and the bluff setback. A construction permit will be necessary prior to installation of fencing, and a recommended condition of approval is included herein to this end.

The exterior of the facility is proposed to be painted white with black window accents and black gutters and cedar accents, and stucco repair is planned. There are no design criteria applicable to this site. 

The site plan identifies 16, 9' X 20' existing parking stalls, and bicycle parking on the site. The required vehicle parking for a clinic is one space per 250 square feet of floor area, plus one per staff member. The plans indicate that the structure is 3,000 square feet and thus 12 parking stalls are required for the floor area, plus spaces for staffing. The applicant has indicated that there will be no more than 4 staff onsite at any given time, and thus the proposal meets the Code criteria by providing 16 parking stalls. A recommended condition is included herein that the parking standards shall be achieved, and that staff be limited to available parking or additional Code-compliant parking be added to achieve the required parking for a clinic space. Additionally, a condition is included herein that, prior to occupancy, all parking spaces shall be striped in accordance with the City of Mankato parking standards. 

The parking lot will need to be screened in accordance with the Mankato City Code, which requires that off-street parking areas for more than four vehicles be effectively screened by a fence or densely planted hedge on each side of the parking lot that adjoins or faces any property located in a residential district. The code further states that the fence or hedge must be not less than four feet nor more than eight feet in height, nor shall the screen be less than 80 percent opaque. The parking lot is currently bordered on the westerly and southern sides by existing vegetation. A recommended condition is included herein that the applicant provide a screening plan and that it be implemented prior to operations beginning at the subject site. 

Upgrades to lighting are indicated in the submitted materials. If new exterior lighting is installed, the light fixtures will be required to achieve Mankato City Code requirements of full-cut, fully shielded style and a photometric plan demonstrating no more than 1/2 foot candle lighting level at the property lines will need to be submitted for review and approval. 

The applicant has indicated that the signage will be in the same place as the current signage. A sign permit will be required prior to any sign modifications and a recommended condition is included herein. 

The property is currently served by residential garbage bins, and the applicant intends to continue with this refuse service. All garbage and recycling bins will be required to meet the Mankato City Code, which requires a gated opaque fence or wall of sufficient height to completely screen the containers from view by all adjoining property and streets. Alternately, the refuse bins may be stored indoors. 

Traffic

The applicant has provided traffic data that indicates 22 AM peak hour trips are expected and 17 PM peak hour trips are expected, and a total of 47 average daily traffic trips generated. The applicant's traffic information further outlines the following: 

• Traffic is concentrated during scheduled appointment and group times.
• Peak-hour traffic is only 22 trips.
• Daily site-generated traffic is approximately 47 trips.
• Traffic volumes are comparable to a small professional office or counseling center.
• No heavy truck traffic is anticipated.
• Most vehicles remain parked during treatment sessions, reducing turnover and circulation.
• There is adequate parking for these trips. 

The City's traffic engineer has reviewed the submitted trip generation information and finds that the addition of these trips is not anticipated to be of concern. The peak hour trips are very low and the existing roadways of Pohl and Glenwood are both well below their planned level road capacity ADT, Average Daily Trips, of 8,500 vehicles per day (ADT of Pohl is 4016; ADT of Glenwood is 6,076).  

The subject site is served by Pohl Road, a roadway with a functional classification of minor collector, and by Glenwood, a roadway having a minor arterial functional classification. Like most jurisdictions in the United States, the City of Mankato’s streets have been categorized in order to better understand how they serve motor vehicle traffic. Each road's classification has been determined based on the American Association of State Highway and Transportation Officials (AASHTO). This roadway classification system helps determine how the road and network needs to be treated to handle the traffic volumes and other conflicts that may arise. In this case, given the minor arterial and minor collector classifications, the adjacent roadway networks are configured adequately to serve the low peak hour trips, as compared to a local roadway classification. 

The site is served by pedestrian sidewalk connections from both Pohl Road and Glenwood. A bus stop is located near the intersection of Balcerzak Drive and Pohl Road near Fire Station 3. This is approximately one-quarter of a mile away from the subject site and sidewalks provide pedestrian corridors from the transit stop to the subject property. The sidewalk connection from the bus facility is located on the westerly side of Pohl Road, providing direct access from the bus stop to the subject site, and decreasing potential pedestrian crossing demand on Pohl Road. 

While the applicant indicates that no heavy truck traffic is anticipated at the site, a recommended condition is included herein that requires the applicant to prepare a plan for review and approval of staff prior to occupancy that contemplates onsite loading related to pick up/drop off of clients and queuing and site deliveries. The plans should address general site deliveries, and should provide a plan for pick-up/drop-off of clients. Stacking and queuing that blocks existing parking stalls and double-parking will be prohibited.  

Noise
The applicant's narrative indicates that noise and activity will be 'minimal' as services are proposed to occur in private offices and group rooms in a quiet, clinical environment. However, the applicant outlines a desire to use the outdoor space for groups and activities, but provides that none of these are planned to occur after dark in the evenings. 

Floor plans
No interior changes are proposed related to the floor plans. The first floor plan shows two offices, a reception area, a group room, restrooms and two porch areas. Second floor plans show 4 office spaces and a bathroom. 

Property values
Concerns have been presented from adjacent property owners and neighbors regarding property values as a result of the placement of this facility. 

The applicant has provided information pertaining to Substance Use Disorder Treatment Centers and Residential Property Values. The provided information is a peer reviewed study published in the American Journal of Health Economics. The key findings are that, "treatment centers tend to locate in lower-value neighborhoods, which can make it appear that they reduce property values. However, after controlling for the location selection effect using a spatial difference-in-differences model, we found no evidence that substance use disorder treatment centers influence residential property values." The provided information states, "Overall, our findings suggest anecdotal claims that SUDTCs [Substance Use Disorders Treatment Centers] reduce property values are potentially overstated."

Blue Earth County has been consulted on information pertaining to property values in this scenario. Typically, values are not impacted because of adjacent uses. However, data for this particular use has not been evaluated, and there is not an example available to compare this specific use to. 

Neighborhood feedback
Letters from adjacent residential properties have been received and are attached to this report. A recommended condition of approval is included herein that requires a complaint hotline/local access contact phone number be provided for use by the neighborhood. This recommendation outlines that the number should be provided prior to the granting of occupancy for the space and the contact should be local, and should be able to respond in the event that questions or concerns arise, including off-hours. 

The Planning Commission reviewed the request at the June 24, 2026, meeting. There was public testimony at the meeting related to safety and traffic generation. The Planning Commission noted that the proposed use is listed as a conditional use permit in the R-1, One-Family Dwelling District. Additionally, the Planning Commission amended condition number 2 to require fences to be installed along the west and south sides of the property and to allow for outside operations, including therapy.