Resolution approving an amendment to a Conditional Use Permit to allow the construction of an additional structure on the current lot for a childcare facility and for a certificate of design compliance for the new structure in the Highway Gateway Overlay District. The subject property is described as the west 181.51 feet of Lot 6, Block 2, Country Club Estates No. 11 (120 Birkdale Drive); by request of Julie Oachs, Jrs. Academy, LLC.

At the June 26, 2024, meeting, the Planning Commission recommended approval of the amendment to the conditional use permit to allow for an addition to the existing childcare facility and the certificate of design compliance in the Highway Gateway Overlay District with the following findings:

1. All elevations of the proposed addition are treated consistently with the existing structure and display materials and finishes that conform to the Highway Gateway Overlay standards.
2. The proposal does not interfere with or diminish the use of property in the immediate vicinity, as the use of the property will remain the same. 
3. The proposal does not cause undue traffic congestion as the redevelopment plans show expansion of the parking area in conformance with Mankato City Code.
4. The proposal will continue to be served by public facilities and services.
5. There are no known natural or environmental features on the site. 
6. The proposal will not jeopardize the public's health, safety, or general welfare. 
7. The proposed alterations are a continuation of existing design elements. 
8. The proposal will improve the existing landscaping and screening conditions on the property by screening the parking area and providing a conforming transitional yard. 
    

Julie Oachs, Jrs. Academy, LLC is requesting an amendment to the original conditional use permit to allow for the construction of an addition to a childcare facility on the subject property within the B-3, Highway Business District and for a certificate of design compliance for the new structure in the Highway Gateway Overlay District.

The existing 12,960 square foot building and a 3,600 square foot outside play area are located at 120 Birkdale Drive, just off of St. Andrews Drive. It was built as and currently operates as a childcare facility with a variety of pre-K, toddler, and infant rooms. The original floor plan depicts a variety of rooms that contribute to operations, like restrooms, storage, motor room, mechanical kitchen, and office rooms. The outside play area consists of a fenced-in area of turf.

The proposed project will maintain the building’s current functions with a minor modification by adding an access door on the corner of the building, as this would be converted to part of the link corridor proposed with the addition. The plans show a 90’ x 64’ building with a 60’ x 10’ corridor. The outside play area, grassy area, and parking area are the existing areas that will be most impacted by the project. The outside play area will be bisected by a link corridor that will be used to form an indoor connection between the existing building and the proposed addition. There will also be three new access points to the southern portion of the play area, each with its own slab. 

The proposed addition consists of a 6,360 square foot building containing six classrooms, each with its own restroom and exterior exit. A mechanical room and a corridor linking the addition to the existing building on site are also shown.

The existing parking area consists of 33 off-street parking stalls, a loading area, a turnaround, and an area for a dumpster enclosure. The dumpster enclosure shown on the original plans has been moved further northward within the parking area. The proposed amendment includes the creation of 12 additional stalls to accommodate the expansion. With the parking area being extended further northward, this would require relocation of the turnaround area. 

The proposed construction of an additional structure requires a Certificate of Design Compliance to ensure that setback requirements and exterior building designs are consistent with the requirements of the gateway district and to ensure that all construction activities within the District will enhance the visual and aesthetic character of the Gateways in accordance with the Urban Design Guidelines adopted as part of the City’s Land Use Plan. The Highway Gateway Overlay District is intended to promote high quality design in Mankato’s major entryways into the City. The design features and standards are intended to create a positive first impression upon entering the City, and to establish an image and character that is uniquely Mankato’s.

In the B-3, Highway Gateway Overlay District, “All subsequent additions to the principal building and all accessory buildings and structures shall be constructed of the same materials as the principal building and shall be of the same architectural design and general appearance as the principal building.”
 
The exterior building finishes for the existing structure were approved by the council and stated to be a combination of stone, stucco, architectural metal panels, and cement siding and with the condition that exterior building finishes must meet the City Code.

Setbacks proposed with the building addition adhere to the minimum and maximum criteria in the Code.

Landscaping shall be installed that meets the Highway Gateway Overlay District Standards. The CDC for the existing structure was approved based on conformance with the landscaping requirements, which require a wall, fence, or hedge along parking areas on the Birkdale Drive frontage of at least 4 feet, but not more than 8 feet in height, with a minimum of 80% opacity. This screening must be accomplished in the setback area between ten (10) feet and fifteen (15) feet from the right-of-way line. Landscaping will also be required on the other, non-street frontage, sides of the parking lot, including evergreens at a rate of one every 25 feet and deciduous (shade) trees at a rate of one every 50 feet. A berm is proposed to be constructed and landscaped and maintained in order to meet the City Code to screen between the two uses. The berm is shown to be six-feet tall.
 
The transitional yard, which is the area that abuts a residential district in a side yard or rear yard condition. The transitional yard shall be required to be landscaped in conformance with Section 10.88 on Landscaping and Screening.