CY10-25

Request of Mary Ssegirinya, with permission of the property owner, for a conditional use permit to allow the operation of a daycare center in the B-3, Highway Business District. The subject property is described as CIC 59, Bassett Square Condo, Unit 1720 and the adjacent common elements, Mankato. (1720 Bassett Drive).

The anticipated date of City Council action is April 14, 2025. 

The applicant is Mary Ssegirinya, on behalf of Patience N Bubbles, LLC.

The applicant is requesting a conditional use permit for the operation of a child care facility at an existing building located at 1720 Basset Drive, Mankato. 

The subject property is described as a Common Interest Community (CIC) 59, Basset Square Condo, Unit 1720. The property is located at 1720 Basset Drive, east of Star Street. The proposed daycare will occupy tenant spaces 1 and 2 of a total of 3 tenant spaces. 

The proposed business location is currently occupied by Caravel Autism Health. The neighboring third unit is occupied by PoolWerxs. 

The subject property is zoned B-3, Highway Business District. 

There are no known environmentally sensitive areas on the subject site.

Public utilities will continue to serve the property with the current proposal. 

Mankato City Code Section 10.92 Conditional Use Permits can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.92COUSPE

Mankato City Code Section 10.47, B-3, Highway Buisness District can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.47HICODI

The Site Plan and Traffic Committee met on March 11, 2025 and submitted the following comments: 

1.  Applicant shall verify requirements with DHS/Minnesota State Fire Marshal as to the requirements for licensed daycares.
2. Applicant shall be advised that all outside storage is prohibited including such things as hot tubs.
3. Applicant shall provide status updates on parking concerns from neighboring  properties. 
4.  Applicant shall log onto the City of Mankato’s eportal and make notification payments if they have not already.

The applicant is seeking a conditional use permit to operate a licensed childcare facility within a B-3 Highway Business District. The property is identified as CIC 59, Bassett Square Condo, Unit 1720, Mankato (1720 Bassett Drive). The proposed daycare will occupy tenant spaces 1 and 2, encompassing a total area of 4,755 square feet.

The facility will meet Mankato City Code standards for off-street parking. A total of 40 parking stalls will be provided, exceeding the required 38 stalls. According to the city code, daycare facilities must allocate one parking stall per full-time staff member and one stall for every two classrooms. The proposed daycare will employ five full-time staff members, five teaching assistants, and will include five classrooms, necessitating a total of 13 parking stalls. The neighboring tenant, based on its occupancy classification, is required to provide one parking stall per 200 square feet of retail space, amounting to 25 stalls.

City staff have received a letter expressing concerns about potential parking congestion. In response, the applicant has communicated with the neighboring property owner and has agreed to collaborate on a resolution should any issues arise. Additionally, a condition has been included stipulating that, if parking becomes problematic, the property owners and tenants must work together to find a solution.

The proposed floor plan includes five classrooms, each with a dedicated restroom, as well as public restrooms, a laundry facility, a mechanical room, a spacious interior playroom, and staff offices. A secure, fenced outdoor play area measuring 2,450 square feet will be situated on the western side of the building. The daycare will operate as a licensed commercial facility, with hours of operation from 6:30 AM to 6:00 PM, Monday through Friday. The staff will consist of five full-time employees and five teaching assistants.

No exterior modifications to the building are proposed, except for the installation of new signage.

Staff respectfully submits the following findings of fact for the proposed Amended Conditional Use Permit.

1. All elevations of the existing structure, display materials, and finishes conform to the B-3 Highway Overlay District.
2. The proposal does not interfere with or diminish the use of properties in the immediate vicinity, as the use of the property was previously approved for use as a daycare and an Autism Center. 
3. The proposal does not cause undue traffic congestion as usage stays the same.
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. 

Staff recommends approval of the Amended Conditional Use Permit with the following conditions:

1. The applicant shall identify which parking stalls will be allocated to their business and identify which stalls will be utilized for drop-off and pick-up.
2. The applicant shall conform with the State of Minnesota licensing regulations.
3. All new exterior light fixtures shall be of a full-cut, fully shielded style and meet the Mankato City Code. Submitted photometric plans shall demonstrate lighting levels at or below the maximum of ½ foot candle at all property lines.
4. The applicant shall provide bicycle parking per the standards set forth in Section 10.85 of the Mankato City Code.
5. The dumpster enclosure should be fully enclosed and be constructed of materials that are complimentary to the structure.
6. The applicant shall submit a signage plan prior to installation.
7. If parking becomes an issue, the resolution shall occur privately among tenants and owners.