Resolution approving a Certificate of Design Compliance for an approximately 750 square-foot addition to an existing building located in the Highway Gateway Overlay District. The subject property is located at 1521 Tullamore Street; by request of Brunton Architects.

At the February 26, 2025 meeting, the Planning Commission recommended approval of the Certificate of Design Compliance. 

Brunton Architects, on behalf of the property owner, is seeking a certificate of design compliance for an approximately 750-square-foot addition to an existing building located in the Highway Gateway Overlay District. The subject property is described as the east 150 feet of the west 260 feet, except for adjacent highway right of way, of Lot 1, Block 1, Rooneys Subdivision, Mankato (1521 Tullamore Street). 

In 2018, the Mankato City Council granted a conditional use permit allowing a restaurant on the subject property zoned B-1, Community Business District. At that time, a certificate of design compliance was granted as the property is located in the Highway Gateway Overlay District. 

The HGT, Highway Gateway Overlay District, is intended to promote high-quality design in Mankato's gateways. The design features and standards included in the City's ordinance are not only to create a positive first impression upon entering the City, but also to establish an image and character that is uniquely Mankato's. The ordinance is intended to implement and effectuate the principles established in the Urban Design Framework Manual. A certificate of design compliance is required for all expansion or exterior alterations of buildings within the Gateway district to ensure that development activity will enhance the visual and aesthetic charter of the Gateway in accordance with the Urban Design Guidelines. 

The applicant is seeking a certificate of design compliance for an approximately 700-square-foot addition to the eastern side of the current structure. Site plans show the approximately 15' wide expansion to be built in a portion of the current access drive aisle on the eastern side of the lot. The remaining 10' 10" wide drive aisle located to the east of the proposed expansion is proposed to accommodate one-way traffic only. The applicant will install a "Wrong Way" sign at the north end of the access drive. The applicant has indicated that a two-way aisle is not essential for traffic flow in the parking lot at this area, and the parking drive aisle on the south side of the building is 24', which is sufficient for parking lot traffic circulation. 

The proposed addition conforms to the required side yard district setbacks of six feet. The proposed structure will be located approximately 14' from the side yard property line, and the existing curb line, located 3' from the property line, is not proposed to change. The addition will not project any further into either the front or rear yards than the current structure.  

With the proposed addition, the subject site will achieve Mankato City Code standards for off-street parking. 65 parking stalls are provided, and 48 parking stalls are required. The proposal does not remove any current parking stalls. The Mankato City Code standards for restaurants require one (1) parking space for each of the four (4) seats, one (1) space for each two (2) employees on a major shift, one (1) space for each delivery vehicle, and one (1) space for customer food pickup. The current facility has a seating capacity of 110, which requires 28 parking stalls, 12 employees on a major shift, which requires 6 parking stalls, and 1 pick-up stall for a total of 35 required parking stalls. The proposed addition increases the seating capacity by 52 occupants, which requires 13 additional parking stalls for a total of 48 stalls. Site plans show two existing bicycle parking stall locations near the entrance to the existing facility, which achieve the code bicycle parking requirement. 

Floor plans show the new tables and chairs in the new seating area. Additional accessory cabinets and a point-of-sale system are shown on the plans. 

The proposed exterior elevations conform to the Highway Gateway Overlay standards. Code standards state that "all subsequent additions to a principal building shall be constructed of the same materials as the principal building and shall be of the same architectural design and general appearance as the principal building". Exterior elevations show finishes and a general appearance that matches the current structure. Finishes include three different brick types, and metal accents to match the existing structure. Storefront glazing systems, matching the existing, are also shown on the south and east elevations.

Light fixtures on the new addition are noted to match the existing ones, and prior to the installation of any new light fixtures a photometric plan demonstrating conformance with the Mankato City Code is required. 
Landscaping along the frontages is not proposed to change with the proposed addition and conforms to the previously approved landscaping plans. The existing dumpster enclosure will be utilized.