Request of Brad Bass on behalf of Bridgewater Group, Inc., with permission of the property owner, Tom Yenish, for a conditional use permit to repurpose the Motel 6 structure to allow an assisted living/affordable housing with services facility serving elderly and disabled adults in the B-3, Highway Business District, and for a certificate of design compliance for exterior modifications in the Highway Gateway Overlay District. The subject property is described Lot 4, Block 1, Venstar Subdivision, Mankato (1731 Premier Drive).

The anticipated date of City Council action will be June 8, 2026. 

The applicant is Brad Bass on behalf of Bridgewater Group, Inc., with permission of the property owner, Tom Yenish.

The applicant is seeking a conditional use permit to allow the repurposing of the Motel 6 structure into an assisted living/affordable housing with services facility serving elderly and disabled adults in the B-3, Highway Business District, and a certificate of design compliance to allow exterior modifications in the Highway Gateway Overlay District.

The subject property is located at 1731 Premier Drive and is legally described as Lot 4, Block 1, Venstar Subdivision, Mankato, MN 56001. 

The property is currently in operation as a 66-unit "Motel 6" hotel. 

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

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

The property is currently served by public utilities.

The applicant is seeking a Conditional Use Permit to allow an Assisted Living Facility in the B-3, Highway Commercial, zoning district, and a Certificate of Design Compliance for exterior façade changes in the Highway Gateway Overlay District. 

 

The applicant is proposing to utilize the current three-story Motel 6 hotel building located at 1731 Premier Drive to provide affordable residential housing with assisted living services on the property. The proposed business is identified as "Bridgewater", which provides assisted living care and similar services within Blue Earth County. 

 

Motel 6’s current 66 hotel room units will be modified into approximately 60 affordable housing units (shown as 63-units) to serve disabled adults and the elderly. In order to modify the existing hotel, interior changes to the facility will include the addition of a licensed commercial kitchen and dining facilities to provide meals and eating spaces for residents, as well as a separate 2nd-floor social space. The provided narrative explains that the suites within the building offer a larger living area for residents not found in traditional congregate housing settings, that suites range in size, and that they can be easily adapted to provide for changes needed whilst aging in place.

 

The applicant attests that the physical condition of the property is exceptional, as a less than 10-year-old building. They state, due to this exceptional condition, reuse of the hotel into an assisted living facility would be compatible and highly cost-efficient. The applicant intends to broadly maintain the existing mechanical equipment, air exchange units, elevator, fire alarms and automated sprinkler systems, as well as the flooring, interior paint, fixtures, and furnishings. The applicant explained that they traditionally provide furniture and bedding for their tenants, and that the condition of the existing furnishings would align well with this practice. 

 

The applicant has indicated that the facility will be a "Congregate Care Facility" / "Assisted Living Facility". Mankato City Code Section 10-2 defines "Congregate Housing" as: "a residential facility for four or more elderly persons (aged 60 years or older) within which are provided living and sleeping facilities, meal preparation, laundry services, and room cleaning. Such facilities may also provide other services, such as transportation for routine social and medical appointments, and counseling. The term "congregate housing" may also be referred to as an assisted living facility", which appears to apply to the proposed reuse of the subject property.
 

The facility will provide board and lodge, nursing, and activities of daily living within a smoke-free facility. The applicant attests that they intend to provide the following list of services at the proposed assisted living facility: (EW) Elderly Waiver, (CADI) Community Access for Disability Inclusion Waiver, 24-hour care givers, on staff nursing services, 24-hour on call nursing services, pendant call light system, 3 meals and 2 snacks per day, and assistance in activities of daily living (ADL’s), Including but not limited to:

• Dressing, Bathing, Grooming, Toileting, Walking, Transfers, and Mobility Assistance
• Medication Management
• Diabetic Care- Insulin Assistance and Glucose Monitoring
• Basic wound care, CPAP/BIPAP Assistance
• Weight and Vital Checks
• Safety and Wellness checks as needed
• Dedicated space for: PT/OT/Speech Therapy
• Daily in-house Activities program including Scheduled Community Outings
• Transportation Management (Note: the applicant may utilize the City's Paratransit/Mobility Bus service)
• Laundry & Housekeeping

In order to reuse the existing hotel for Congregate Housing (aka an Assisting Living Facility), the applicant proposes to modify the existing interior spaces to better suit the intended use. On the first/ground floor, the applicant proposes to remodel the shared common spaces and staff spaces. This will involve demolishing the existing restrooms, vending area, and two existing hotel suites in order to construct a commercial kitchen and resident dining space. The proposed 1st floor shows 16 resident suites/units, a unisex bathroom, a commercial kitchen with a walk-in freezer & dry storage, an open dining space, large laundry room, office spaces, a lobby area, and an entry vestibule with a per-suite mailbox area. Resident suites/units are shown to largely remain in their current state, with a singular small living/sleeping space and a full bathroom. No kitchen space will be provided within the units themselves, but each suite will contain personal refrigerators and microwaves. Notably, the applicant states that residents will have 24/7 access to food, as the 24/7 staff will assist with the residents' food needs per the parameters of the residents service plan. Access to the upper floors will continue to be provided with an elevator and two stairwells. The second and third floors are largely similar layouts. The second floor is proposed to contain 22 residential units, as well as a small laundry room and newly designated social space. The existing second floor layout will be modified to remove a suite and an office space, which will be converted into the aforementioned social space. The third floor will primarily remain as, and is proposed to comprise 25 residential suites and a small office space. 

 

Exterior modifications include removal of the current Motel 6 marquee and replacement of the current red color of the building with brown. In addition, the applicant intends to provide a partially enclosed outdoor green space on the subject property, which will be designed and built to include privacy fencing, raised garden beds, and a gazebo with tabled seating areas. A separate outdoor designated smoking area will be provided off the north-east corner of the building. 

 

The existing property includes a covered front entry / vehicle loading area, perimeter and interior landscaping, a trash enclosure, and a private sidewalk network. The private sidewalk network has an existing connection to the public trail along Highway 22 as well as a private connection to the sidewalk network for the property located to the south (known as "The Paw"). The applicant proposes the addition of a sidewalk along the north side of the existing parking lot to provide access into the private outdoor green space. 

There are no plans to connect to the public sidewalk network on the western side of Premier Drive and no sidewalk exists along the eastern portion of Premier Drive, within this area. City of Mankato staff noted that mid-block pedestrian crossings create safety concerns, hence why, at this time, CitysStaff do not recommend that a private sidewalk be installed to serve this connection. In the future, if sidewalk network improvements occur along the east side of Premier Drive, the applicant has agreed to be a willing petitioner and to provide a private connection to said sidewalk for residents. 

The existing onsite parking lot provides 78 off-street parking stalls (including 3 accessible parking stalls; excluding truck parking). The existing truck parking area will be utilized for snow storage until such time that the applicant seeks to construct a maintenance and storage building on that portion of the subject property. 

 

Existing landscaping will remain and continue to provide screening for the parking areas. An existing refuse enclosure is located within the property and existing exterior lighting will be retained as is. The existing refuse enclosure is constructed of colored rock-faced CMU & EverGrain composite boards mimicking weathered wood. Additionally, any existing or proposed ground-level mechanical equipment shall be fully screened from public ROWs. 

 

For the purposes of calculating off-street parking requirements, the proposed use would continue to be defined as "Congregate Housing", which requires one-half space per dwelling unit. With a proposed unit count of 60, only 30 off-street parking stalls would be required, although the actual 63-unit count would require 32 off-street parking stalls. The existing/proposed 78 off-street stalls (including 3 accessible parking stalls; excluding truck parking), exceed the minimum parking requirement. The existing truck parking area will be utilized for snow storage until such time that the applicant seeks to construct a maintenance and storage building on that portion of the subject property. 

 

Bicycle parking achieving Mankato City Code standards will be required. Based on the number of off-street automobile spaces, a minimum of four off-street bicycle parking stalls shall be provided on site. The applicant proposes to install a 4-stall bicycle rack on a concrete pad near the south-east corner of the building, just off the trail connection. 

 

The existing Motel 6 monument sign located along Premier Drive is intended to be reused by the proposed facility. Sign permits will be required prior to installation, and all signage must comply with Code standards.

 

The applicant has provided a narrative. Within this narrative, the applicant states that they currently provide 100% waivered services in Blue Earth and Nicollet County. The applicant intends to be licensed through the Minnesota Department of Health as an Assisted Living Facility. They assert that they will only provide permanent housing options and will not provide transitional housing at this property. They also note that all residents and employees must have a background study prior to residency or employment within the organization. 

 

The subject property is located within the Highway Gateway Overlay District and alterations to the building facades are proposed.

 

Exterior work will be limited to removal of the current Motel 6 marquee and repainting of the current red portions of the building with a neutral brown color. Existing exterior elevations consist primarily of EIFS, and the applicant does not propose any modifications to the exterior finishes at this time. 

 

The subject property is located within the B-3, Highway Business District. The current use of the property as a hotel is considered a Permitted Use in the B-3 Zoning District, but the proposed Congregate Housing use is not listed as either a permitted or conditional use in the B-3 Zoning District. The applicant has attested that the proposed use is of the same general character as a multifamily development, as the use is similar in manner to other high density residential developments. In the B-3, such residential uses are considered Conditional Uses, but are subject to specific standards, as outlined in Mankato City Code Section 10-659.

 

Mankato City Code allows, with a Conditional Use Permit, for "Other commercial and residential uses determined by the planning agency to be of the same general character as the permitted and conditional uses above and found not to be detrimental to existing uses and to the general public health, safety, and welfare". The applicant has provided the following statement describing how they believe the proposed Assisted Living Facility is of the same general character as a multifamily use in the B-3 Zoning District: "The recent building of Multifamily Housings near the subject property has created a residential hub that is growing rapidly. The increased volume of residential activity in and around the property offers a multifamily environment that our residents can thrive from. The area surrounding the parcel are properties with local business’ providing individual based services. The nearby businesses are focused on personal use and geared towards personal activities such as pet services, personal storage options, shopping, and convenience options such as Kwik Trip. Our residents can directly benefit from the surrounding services offered nearby. Bridgewater will offer a community-based service which will complement the neighborhood for seniors who may need assistance. The property lends itself to provide affordable housing options for individuals needing Assisted Living. Location is close to healthcare, emergency services, transportation services, local shopping and entertainment/restaurants, and multifamily neighborhoods. Location provides good local employment opportunities for health care employees offering both part time and full time (long term care) career opportunities".

 

Note that, if the proposed Congregate Housing use is to be considered to be of the same general character as multifamily (apartment) uses in the B-3, the City of Mankato may determine that the proposed project be subject to the additional standards outlines in Mankato City Code Section 10-659. 

 

This proposal seeks consideration for a conditional use permit allowed based on the determination that the proposed use is of the same general character as other conditional uses allowed in the B-3 zoning district. 

Change in Use:
Due to the requested change in use, a full code review for compliance with all applicable Minnesota Codes will be required and plans submitted at the time of building permit application shall be signed by a licensed architect. Additionally, the existing utility account will change from a taxable account to a non-taxable account, they will be subject to SAC & WAC fees based on the City assessment policy and fee schedule, the applicant will need to coordinate with the Mankato Post Office for mail delivery services, and existing parking areas will need to be reviewed for code compliance (Including ADA standards) and updated if necessary. 
 

The applicant has provided two letters of support for the proposed project from Blue Earth County Staff. These staff include Erika Sletten, Blue Earth County Human Services Supervisor and Lynnsey Standahl, Blue Earth County Adult & Disability Services Supervisor. Both County staff attest that the proposed Assisted Living Facility targeting low income and disabled individuals is greatly needed and that completion of the proposed project would directly benefit the residents of Blue Earth County. In line with these statements, the City of Mankato 2025 Comprehensive Housing Needs Analysis underpins the testament that the proposed facility supports a specific housing needed within the Greater Mankato Area. 

Tentative Future Site Improvements:
The applicant noted that in the future they intend to construct a storage and maintenance building to be located in the area of the existing truck parking stalls. The applicant acknowledges the code requirement that no outside storage would be permitted on this property, hence why they intend to construct enclosed storage in the future. The proposed building is only in the preliminary stage at this point in time, so the applicant has worked with City Staff to separate this proposed structure from the current request. If the applicant intends to construct an accessory structure in the future, it shall be reviewed independently for conformance with the B-3 and Highway Gateway Overlay Standards, which require any said structure to be materially complementary to the primary structure.