Resolution approving a Conditional Use Permit to allow the addition of a new drive-thru/pick-up window at an existing restaurant operation. The subject property is located at 551 Belle Avenue; by request of Papa John’s.

At the February 26, 2025, meeting, the Planning Commission recommended approval with conditions of the conditional use permit. 

Papa John's is requesting a modification to the existing Conditional Use Permit to allow for the addition of a new drive-thru with a pick-up window at an existing restaurant located within the B-1 Community Business District. The subject property is identified as Lot 1 and Lot 2, Block 3, North Victory Drive Stage 3, Mankato (551 Belle Avenue).

The proposed modifications to the floor plan are minimal, primarily to accommodate the drive-thru. The existing kitchen and service counter areas will remain consistent with the layout of the previous restaurant that occupied the space. Additionally, the site plan includes a reconfiguration of the parking lot to facilitate the new drive-thru window and lane. This adjustment involves the removal of seven existing parking stalls on the northern and eastern sides of the building.

The applicant has specified that no menu board will be installed, as the drive-thru will be exclusively for the pick-up of pre-ordered meals placed online. The proposed pick-up window will adhere to the minimum standards outlined in Mankato City Code 10.82, which include the following requirements:

• The drive-thru facility, including traffic lanes and waiting areas, must not be located within any required yard.
• A minimum of three off-street parking spaces must be designated for waiting vehicles within each drive-thru lane; the site plan includes three such waiting stalls.
• The drive-thru facility and associated parking areas must not obstruct or interfere with existing traffic lanes or parking areas. If traffic congestion or hazards arise as a result of the drive-thru’s operation, the City Council reserves the right to modify or terminate its use.

The parking provisions for the development comply with City standards. The site currently offers 53 off-street parking stalls. The proposed restaurant will require four parking stalls, allocated as follows:

• One space per two employees (4 employees) – 2 parking stalls
• One space per delivery vehicle – 1 parking stall
• One space for customer food pick-up – 1 parking stall

According to the submitted plans, the two existing uses within the building necessitate a total of 22 parking spaces. Additionally, bicycle parking will be required to meet Mankato City Code standards.

The proposed exterior modifications comply with the Mankato City Code. Any franchise-related branding or color schemes must also adhere to the Mankato City Code. The primary exterior modification associated with this proposal is the installation of the pick-up window.

A landscaping plan will be required to ensure compliance with the Mankato City Code, particularly regarding screening for the drive-thru area. Off-street parking must meet the prescribed screening standards, which include:

• A required screening barrier such as a wall, fence, or hedge, with a height between four (4) and eight (8) feet, and a minimum opacity of 80%.
• The screening must be installed within a setback area between ten (10) and fifteen (15) feet from the right-of-way.
• Perimeter landscaping must consist of a combination of ground cover, shade trees, evergreen trees, shrubs, and additional screening elements such as decorative walls, fences, or berms.
• Shade trees must be planted at a rate of one tree per fifty (50) linear feet of perimeter length or a fraction thereof.
• Evergreen trees must be planted at a rate of one tree and one shrub per twenty-five (25) linear feet of perimeter length or fraction thereof, with a minimum maintained height of six (6) feet.