CY33-24

Request of David Hruska for a conditional use permit to allow for a restaurant in the CBD-F, Central Business District-Fringe. The subject property is described as Lot 5, Lewis and Meaghers Subdivision (609 S. Front Street, Blue Earth County PID R010918152003).

The anticipated date of City Council action is August 12, 2024

The applicant, David Hruska, has permission from the property owner.

The applicant is requesting a conditional use permit to allow for a restaurant in the CBD-F, Central Business District-Fringe.

The subject property is described as Lot 5, Lewis and Meaghers Subdivision (609 S. Front Street, Blue Earth County PID R010918152003).

The property is the former location of the Wagon Wheel restaurant.  The restaurant has not been used for over 12 months.  In addition to the restaurant space, the building contains 2 upper story apartments.

The property is zoned CBD-F, Central Business District Fringe.

A link to the code can be found below:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.44CCEBUDIIN
 

The building is connected to public utilities.

The applicant, David Hruska, is requesting a conditional use permit to allow for a restaurant in the CBD-F, Central Business District-Fringe. The subject property is described as Lot 5, Lewis and Meaghers Subdivision (609 S. Front Street, Blue Earth County PID R010918152003).
 
The Dam Store is the proposed tenant on the first floor of the building, encompassing 2,220 square feet, offering a variety of menu items. The second level of the building contains two existing apartments. The floor plan depicts 74 customer seats, a retail counter, two restrooms, and a kitchen. 

The proposed use will have up to 6 employees on a major shift.  The restaurant is proposing 10:30 am to 9 pm hours of operation, and it will be open 7 days per week.
 
The applicant is not proposing exterior modifications to the building except for signage. If the applicant intends to use of right-of-way for seating, an application for a license to encroach shall be submitted and the patio shall follow the South Front Street Sidewalk Café Design Guidelines.
 
Two off-street parking stalls are available on-site at the rear of the property. The upper story apartment use requires four off-street parking stalls. The floor plan shows 72 customer seats which requires 10 parking stalls; six employees working a major shift requires 2 parking stalls; and one parking stall is required for customer food pick-up. The applicant shall provide a lease for 14 parking stalls or will be required to petition to be in the Downtown Parking Assessment District. 

The applicant will be required to apply for a sign permit prior to the installation of any new signage.

Staff submits the following findings with respect to the Conditional Use Permit and Certificate of Design Compliance request: 

1. The proposed use, a restaurant, in the Central Business District-Fringe, CBD-F, zoning district is considered a Conditional Use Permit in Mankato City Code.
2. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "Central Business District", which is in keeping with this request. 
3. The proposal does not interfere with or diminish the use of property in the immediate vicinity.  
4. The primary structure will continue to be served by public facilities and services, and no utility service provider changes are proposed with this proposal. 
5. The proposal does not cause undue traffic congestion as the proposed project. No changes are proposed to the public street system. The property was previously used as a restaurant.
6. There are no known historical or architectural resources on the site. 
7. There are no known natural or environmental features on the site.  
8. It will not cause a negative cumulative effect and effect on the City as a whole. 
9. To the extent known, the development, when considered with the recommended conditions, conforms with all other applicable regulations of the district, and other applicable ordinances. 
10. The proposal will not jeopardize the public's health, safety, or general welfare. 

Staff recommends approval of the conditional use permit with the following conditions: 

1. Prior to the occupancy of the structure, the applicant/property owner shall provide a lease for the off-street parking stalls or have petitioned and received approval to join the Downtown Parking District. 
2. The applicant shall obtain a license to encroach on all proposed private encroachments on the public right of way. 
3. No outside storage of any material is allowed. 
4. All refuse containers shall be fully enclosed in conformance with Mankato City Code, or stored entirely within the buildings. This includes all grease collection containers, recycling containers and other associated containers. 
5. The applicant shall obtain a separate sign permit, and the proposed signage must conform to Mankato City Code.
6. If the applicant proposes to serve alcohol in the future, the applicant shall work with the Department of Safety on a liquor license agreement. The agreement will require City Council approval prior to serving alcohol.