CY04-25

Request of Bennett Coughlan for a conditional use permit to allow for a restaurant use in the CBD-F, Central Business District Fringe, zoning district. The subject property is described approximately as the East 92’ of Lots 9 and 10, Auditors Plat 5, Mankato (634 S. Front Street).

The anticipated date of City Council action is March 10, 2025. 

The applicant is Bennett Coughlan.

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

The subject property is described approximately as the East 92’ of Lots 9 and 10, Auditors Plat 5, Mankato (634 S. Front Street).

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

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

There are no known environmentally sensitive areas on the site.

The building is currently connected to public utilities.

The City Code pertaining to the CBD-F, Central Business District Fringe is available for review via the following web link:

https://www.municode.com/library/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.44CCEBUDIIN
 
The City Code pertaining to Conditional Use Permits is available for review via the following web link:
 
https://www.municode.com/library/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.92COUSPE

The Site Plan and Traffic Advisory Committee reviewed the item at the February 11, 2025, meeting and submitted the following comments:

1. Applicant shall provide an engineered design and plan by a civil engineer licensed in the State of Minnesota. The site plan shall be configured to meet applicable setbacks and design criteria consistent with City of Mankato standards/code.
2. Applicant shall provide loading and unloading plan for their deliveries.
3. Applicant will need to work with city clerk if they decide to serve alcohol.
4. Applicant shall submit plans showing setbacks and design of the outdoor patio space and provide an operations narrative detailing use of the space.
   1. Outdoor patio space shall be constructed, in its entirety, within private property and shall not encroach into the Public Right-of-Way.
   2. If the applicant intends to construct a patio within the public Right-of-Way, they shall receive a license to encroach and said patio shall conform to The South Front Street Sidewalk Cafe Design Guidelines.
   3. If the patio is disassembled for the season and not in use, all patio related furniture, fencing, etc. must be stored indoors or at an off-site location. Exterior storage of the patio components when not in use is prohibited.
5. The applicant shall provide a parking plan showing the required parking stalls in a manner that conforms to code. The site plan provided does not show the required number of conforming off-street parking stalls.
   1. The applicant shall provide a minimum of 25 off-street, hard-surfaced parking stalls that must conform to Mankato City Code requirements. Parking stalls be provided within 500-feet of the proposed use.
   2. If the applicant intends to lease parking from surrounding properties within 500-feet of the subject use, then a lease agreement shall be submitted to City Staff prior to issuance of a building permit.
   3. If terms of said lease change, the applicant shall notify city staff regarding status of the lease. If the lease is modified or broken so that the subject property can no longer meet the parking 2 requirement, the applicant shall be required to provide alternative parking within 500-feet of the use that conforms to Mankato City Code.
   4. Off-street parking stalls identified as contributing to the 25-stall minimum parking requirement shall be appropriately sized and striped per Mankato City Code.
6. Applicant shall log on to the eportal and make notification payments if they have not already been paid.
7. Applicant shall make arrangements for payment of any outstanding utility bills on the subject property.
8. All signage, both temporary and permanent, shall adhere to Mankato City Code Section 10.87 standards, and sign permits shall be obtained prior to fabrication or installation of any signage. 

Bennett Coughlan, the applicant, is requesting a Conditional Use Permit to establish a restaurant within the Central Business District Fringe (CBD-F) zoning district. The proposed site was formerly occupied by "Karshe Tea" but has remained vacant for over twelve months. Consequently, the previous Conditional Use Permit for a restaurant at this location is no longer valid, necessitating a new application.

The proposed tenant for the first-floor space, encompassing approximately 1,700 square feet, is Bosphorus Gyros & Kebab House, which intends to offer a diverse menu. The building also includes two upper-story apartments, which will remain unchanged as part of this project. However, parking requirements for all building uses must still be met. The restaurant layout includes 40 customer seats, with 24 inside the building and 16 on an outdoor patio. Seating arrangements consist of two-person and four-person tables. The floor plan features a retail counter, an order counter, a kitchen, and a restroom. The existing kitchen will remain unchanged from its prior use. Trash will be stored in an exterior garage along West Liberty Street.

The proposed restaurant will employ between two and six staff members, with a maximum of two employees working during a major shift, including kitchen and counter service personnel. Operating hours are planned as follows: Monday through Thursday from 11:00 AM to 9:00 PM, Friday and Saturday from 11:00 AM to 3:00 AM, and Sunday from 11:00 AM to 8:00 PM. The establishment will operate seven days a week.

The applicant has stated that no company-owned delivery vehicles will be associated with the business, though third-party food delivery services may operate independently. The designated loading and unloading area is within the garage space along West Liberty Street, utilizing the space between the garage door and driveway apron. If loading and unloading activities obstruct traffic or impede parking on-site or off-site, corrective measures will be required. Currently, the applicant does not plan to serve alcohol. However, if alcohol service is pursued in the future, the applicant has committed to working with the City Clerk for the necessary licensure and approvals.

No exterior modifications to the building have been proposed at this time. Depending on the extent of any future modifications, the applicant may need to obtain a building permit prior to initiating any work.

Outdoor Patio

The proposal includes an outdoor patio on the Liberty Street side of the property, featuring four tables with four chairs each. The patio area will also contain a bike rack. Based on the submitted plans, the patio does not encroach upon the public right-of-way.

Historically, the building had a covered outdoor patio along West Liberty Street, which functioned as a café space when it operated as "Bliss Coffee Shop." This patio was later removed as the property transitioned through various businesses, including a tattoo parlor in 2014 and "Karshe Tea" in 2018. The southern elevation of the building still retains a visual remnant of the former canopy, suggesting that sufficient space exists to construct the proposed patio without encroaching upon or obstructing access along the sidewalk.

The applicant has provided an operational narrative for the outdoor patio, confirming that it will remain entirely on private property and will not encroach on the public right-of-way. The patio will function as a full-service restaurant space during regular business hours. Noise and cleanliness will be actively monitored, with regular cleaning and maintenance conducted.

To maintain a high-quality appearance and ensure user safety, outdoor patio spaces should adhere to recommended aesthetic and functional guidelines. The South Front Street Sidewalk Café Design Guidelines suggest the use of durable, high-quality furnishings that enhance both safety and aesthetic appeal. While these guidelines do not apply to this property due to its location outside the 400 and 500 Blocks of the Front Street Corridor, their principles are recommended for consideration. Key recommendations include the use of metal sectional fencing in earth-tone colors, landscaping elements such as potted plants installed by May 31 each year, and commercial-grade tables made of durable materials (metal being the preferred choice). Plastic, glass, and picnic tables are prohibited, as are plastic chairs and unfinished wood. If umbrellas are used, they should be no taller than seven feet and made of suitable outdoor materials with proper anchoring.

The City Engineer requires that the patio be set back at least four feet from the back of the curb along West Liberty Street, though a five-foot setback is recommended for accessibility. If this setback is maintained, a property boundary survey will not be necessary to confirm the patio does not encroach into the public right-of-way.

Parking

The applicant has provided a purchase agreement for two parcels (R01.09.18.151.009 & R01.08.13.277.005), totaling approximately 0.23 acres, located northwest of the property. These parcels serve as shared parking areas for 634, 630, and 620/626 South Front Street. The applicant has also submitted a parking analysis for businesses utilizing this shared space.

An initial miscalculation of customer seating at 634 S. Front Street listed 32 instead of 40 seats, which led to an underestimation of the required parking stalls. The applicant has since corrected this, and the updated parking analysis reflects the 40-seat total. Without considering the 50% parking reduction allowed in the CBD-F zoning district, the required parking stalls for all shared-use businesses amount to 50. However, with the zoning reduction, only 25 hard-surfaced off-street parking stalls are required.

The submitted site plan and parking analysis indicate that 29 parking stalls, including one accessible stall, will be provided. However, a review of the site plan suggests that the number of conforming hard-surfaced parking stalls may be lower than estimated. To count toward the parking requirement, stalls must meet minimum dimensional requirements, be fully hard-surfaced, and be accessible via hard-surfaced driving surfaces.

The applicant must submit an updated parking plan demonstrating how they will secure the required stalls. This may involve making improvements to the existing parking parcels or leasing additional spaces within 500 feet of the main building. If shared parking stalls are to be included in the calculation, the parking area must be striped to ensure compliance with Mankato City Code Section 10.85, which mandates striping for any off-street parking lot containing more than four spaces.

The applicant has indicated an intent to lease the necessary parking stalls from the Tailwind Group within 500 feet of the property. A copy of this lease agreement must be provided to City Staff before a Certificate of Occupancy is issued and preferably before a building permit is granted.

For 634 S. Front Street, the proposed use requires seven stalls for the restaurant and two stalls for the apartments above. The applicant must provide these stalls either through on-site hard-surfaced parking or a lease agreement. A condition in the Conditional Use Permit stipulates that parking requirements must be met before a building permit is issued. If parking is secured through a lease, a copy of the agreement must be submitted for review before the Certificate of Occupancy is granted. The applicant is also required to notify City Staff of any changes to the lease or parking status. Should these changes result in a failure to meet minimum parking requirements, the applicant must secure alternative parking to remain compliant.

This proposal aligns with zoning requirements and urban development goals while ensuring that the new restaurant can operate effectively within the designated space. The applicant's adherence to parking regulations, outdoor seating standards, and operational guidelines will contribute to a successful and sustainable business integration within the district.

Staff respectfully submits the following findings of fact:

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. 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. 
4. The proposal will not cause undue traffic congestion, as no changes are proposed to the public street system and the property was previously used as a restaurant.
5. The proposed outdoor patio space will be constructed entirely within private property and will not encroach into the public Right-of-Way. 

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

1. Prior to issuance of a certificate of occupancy for the structure, the applicant shall provide a lease for the minimum required off-street parking stalls. Parking stalls shall be provided within 500 feet of the subject use.
2. If said minimum required off-street parking stalls are no longer provided due to modification or termination of the lease, the applicant/property owner shall provide notice to City Staff and secure alternative parking opportunities. 
3. Parking lots associated with use of the property shall be striped in accordance with Mankato City Code Section 10.85.
4. A pedestrian access route along West Liberty Street shall be maintained, with a minimum of a 5-foot setback from the back of the curb.
5. When the patio is disassembled for the season and not in use, all patio related furniture, fencing, etc. must be stored indoors or at an off-site location. Exterior storage of patio components when not in use is prohibited.  
6. All refuse containers shall be fully enclosed in conformance with the Mankato City Code, or stored entirely within the buildings. This includes all grease collection containers, recycling containers and other associated containers. 
7. All signage, both temporary and permanent, shall adhere to Mankato City Code Section 10.87 standards, and sign permits shall be obtained prior to fabrication or installation of any signage.
8. If the applicant proposes to serve alcohol in the future, the applicant shall work with the City Clerk on a liquor license agreement. The agreement will require City Council approval prior to serving alcohol.