CY44-24

Request of McDonald’s Corporation for a certificate of design compliance for an approximately 832 square foot addition on the western side of the existing structure to allow for a new play place. The subject property is described the eastern 27.5’ of Lot 2, and all of Lot 1, Block 1, Menard Addition. (1921 Adams Street).

The anticipated date of final action by the Planning Commission is November 20, 2024. 
 

The applicant is McDonald's Corporation.

The applicant is requesting a certificate of design compliance for an approximately 832 square foot addition on the western side of the existing structure to allow for a new playplace in the Highway Gateway Overlay District.

The subject property is described as the eastern 27.5’ of Lot 2, and all of Lot 1, Block 1, Menard Addition (1921 Adams Street).

The property is currently the location of McDonald's Restaurant.

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

There are no known environmentally sensitive areas on the property.

The subject property is served by existing public utilities. 

Mankato City Code pertaining to the B-3, Highway Commercial Business District can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.47HICODI

Mankato City Code pertaining to the Highway Gateway Overlay District can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.48GTGAOVDI

The submission was reviewed by the Site Plan and Traffic Advisory Committee at their November 7, 2024, meeting. Below are the comments as presented, along with the applicant's responses. 

1. Applicant shall be aware that a new condition will be included that when sidewalk improvements take place along Adams St., they will need to be a willing petitioner for said improvements.
   • Landform Response: Acknowledged.
2. All new exterior lighting shall conform to Mankato City Code 10.89. This shall include the submission of lighting cut sheets, and a photometric plan that demonstrates conformance with Mankato City Code.
   • Landform Response: Acknowledged. There are no proposed changes to the site lighting.
3. Application shall modify the existing landscaping plan to conform to Mankato City Code section 10.88. This shall include, but is not limited to, Screening of Parking Areas. Wherever a surface parking area faces a street frontage, the parking area shall be screened from the street with a wall fence, or hedge to a minimum of four (4) feet nor more than eight (8) feet in height, nor be less than eighty percent (80%) opaque. This screening must be accomplished in the setback area between ten (10) feet and fifteen (15) feet from the right-of-way line.
   • Landform Response: A revised landscape plan is submitted for review. The landscape plan includes a continuous hedge row along the parking lot frontage on Adams St.
4. Applicant shall confirm any pre-existing agreement that allows for access, parking, and signage to exist that encroach into neighboring properties. If an agreement does not already exist, one would need to be made or the subject property would need to be brought into conformance.
   • Landform Response: Acknowledged. An access agreement will be provided to the city that demonstrates the neighboring property agrees to the encroachments.
5. Applicant shall pay notification fees in the online portal, if not already done so.
   • Landform Response: Acknowledged. The notification fees have been paid

The applicant is requesting a certificate of design compliance for an approximately 832 square foot addition on the western side of the existing structure to allow for a new PlayPlace in the Highway Gateway Overlay District. The subject property is described as the eastern 27.5’ of Lot 2, and all of Lot 1, Block 1, Menard Addition. (1921 Adams Street). The subject property is located in the B-3, Highway Commercial District. 

The property is located in the Highway Gateway District and requires a Certificate of Design Compliance. As with other construction in the Highway Gateway Overlay District, the expansion or exterior alteration of existing buildings requires a Certificate of Design Compliance 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. The exterior work will be under 500,000 dollars, per Mankato City Code, this project is only required to be reviewed by the Planning Commission and will not need to be brought before the City Council for review. 

A previous certificate of design compliance was approved in 2018 for facade and drive-through improvements. 

The proposal includes an approximately 26’ x 32’ addition on the westerly side of the existing McDonald's restaurant structure and is intended to be used for an indoor PlayPlace. The proposed PlayPlace addition includes two exterior doorways, one to the parking area south of the building and one on the north side of the building facing westward, which creates one additional opening/entrance in the structure. The proposed addition increases the height of the building, but does not create additional floors. 

Interior modifications will be made in tandem with the proposed addition, but are not subject to review with this certificate of design compliance. 

Exterior finishes of the new addition are proposed to be similar to the existing finishes that were approved through a different certificate of design compliance in 2018. These finishes include: gray and tan colored "Exterior Finish System" (EIFS), which has a stucco-like look, a metal panel similar to what is currently used on the existing structure in a "cityscape" color, an aluminum trellis in both gray and white, gray colored split face block veneer with a matching sill cap, metal underscores in gold, and large areas of tempered glass. 

Exterior elevations show recessed down light fixtures with white and yellow coloring as well as a radial sconce light fixture, and a number of accent lighting features. The narrative provided states that the site lighting will not change as a result of the building addition, but changes will be made to site lighting as the addition includes exterior lighting. All new exterior light fixtures will be required to be full cut-off, fully shielded fixtures that shall meet City Code Section 10.89.

The proposed addition is occurring in the B-3, Highway Commercial District. The proposed addition does not extend any further north (front yard setback), south (rear yard setback), or east (side yard setback) than the existing conforming building line. As the proposed addition would occur along the western side of the existing building, the 6' side yard building setback is the only setback under review. Submitted plans do not show the exact distance between the westernmost building line and the property line, but based on measurements provided, we can infer a minimum of a 6 to 10' setback from the property line. Proposed plans conform to all building setbacks. Based on provided materials, a number of existing parking stalls for McDonald's have been constructed within the parking setback and/or off-premises. With the proposed addition, two parking stalls will be identified as reserved parking, but others will remain as is. Due to the encroachment, an agreement must be made with the adjacent property owner in order to utilize these stalls, if one does not already exist. 

If a preexisting shared parking and signage agreement already exists between McDonald's and the adjacent property to the west, the applicant will be asked to verify that the agreement allows for any proposed site modification that are shown to occur in areas covered by the agreement to occur. If no agreements exist, the applicant will be asked to work with the adjacent property owner on a shared access agreement and signage agreement for any modifications to off-premise signage. 

Proposed plans show updated signage. Any approval of the proposed certificate of design compliance does not include approval of the proposed signage. All updated or new signage shall require separate sign permits prior to fabrication or installation. All signage, both permanent and temporary, shall adhere to Mankato City Code Section 10.87.

Bicycle parking that would be removed or relocated as part of the proposed addition shall be replaced or maintained on the subject property in order to retain bicycle parking requirements per the Mankato City Code. 

Parking for the restaurant will be modified to account for the removal of two accessible parking stalls to the west of the existing building. This modification will occur along the southwest parking area. Submitted plans show replacement of the removed accessible parking stalls by converting four of the existing standard parking stalls into three accessible stalls and modifying those spaces identified as accessible. The applicant shows a reduction in the number of total parking stalls provided on site, reducing the number of total parking stalls from 72 stalls to 69 stalls. Despite a reduction in the number of available parking stalls, and concerns with drive-through queuing lines blocking full access to parking stalls, the property still provides over the number of required parking stalls (35 stalls) for this particular use. 

Proposed plans show additional landscaping along the Adams Street and Haefner Drive frontages to provide additional screening along the property lines. Plans show 55 3-foot-tall juniper shrubs congregated in three groupings of four shrubs between the drive-through and Haefner Drive and a full line of shrubs screening the parking area from Adams St. In the 2018 certificate of design compliance, the applicant noted some limitations to the existing development due to the presence of existing utility lines and the width of green spaces, which causes some constraints to landscaping along Adams Street and Haefner Drive.
 

Staff respectfully submits the following findings of fact:

1. The property is located in the Highway Gateway Overlay District and the proposed value of the project does not exceed $500,000. By Mankato City Code Chapter 10.48, this project only requires review by the Planning Commission.
2. The request is in keeping with the standards set forth in the B-3 Highway Business District.
3. The proposal, which includes implementation of the required conditions, conforms to Mankato City Code section 10.48 - Highway Gateway Overlay District.

Staff recommends approval of the Certificate of Design Compliance with the following conditions:

1. At the time when sidewalk improvements take place along Adams Street, the applicant shall serve as a willing petitioner for said improvements. 
2. Applicant shall provide a copy of the access agreement demonstrating that the neighboring property at 1901 Adams Street agrees to all existing and proposed encroachments.
3. All new exterior light fixtures shall be full cut-off fixtures and lighting levels at the property line may not exceed ½ foot candle. All lighting shall meet City Code Section 10.89. prior to issuance of the certificate of occupancy. 
4. Signage shall require a separate sign permit prior to fabrication or installation. All signage, both permanent and temporary, shall adhere to Mankato City Code Section 10.87.
5. Landscaping shall be installed in accordance with City Code Sections 10.48. and 10.88. prior to issuance of the certificate of occupancy.