CY05-25

Request of Brunton Architects, on behalf of the property owner, for 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).

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

The applicant is Brunton Architects, on behalf of the property owner. 

The applicant is requesting a certificate of design compliance for an approximately 750 square foot building addition. 

The subject property is described as East 150 feet of the west 260 feet of Lot 1, Block 1, Rooney’s Subdivision except adjacent highway (1521 Tullamore Street). The property is located to the west of Mazatlan Restaurant and to the north, across Madison Avenue, of India Palace. 

The property is currently used for a restaurant, the Olde Brick House, and will continue to be used for as much.

The subject property is zoned B-1, Community Business District. 

The City Council granted a conditional use permit to allow the restaurant use on the subject site, and a certificate of design compliance for the current structure on May 14, 2018. 

There are no known environmentally sensitive areas on the subject site. 

Public utilities will continue to serve the development with the current proposal. 

Mankato City Code section 10.48 regarding Gateway Overlay Districts can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.48GTGAOVDI

The Site Plan and Traffic Advisory Committee reviewed the request at their February 11, 2025 meeting and provided the following comments. The applicant's subsequent responses are also included below in italics. 

1. Applicant shall verify the width of the remaining drive aisle on the eastern side of the building. Applicant's response: The remaining drive aisle is planned to be 10’-10” from the back of curb to the back of curb and will accommodate one-way traffic only. A “WRONG WAY” sign will be installed at the North end of the access drive. The drive is not essential for traffic flow, as the parking lot on the south side of the building includes a 24’-0” wide drive aisle.  
2. Applicant shall confirm the parking data provided with the submission. City standards are required to be achieved, which based on submitted information, appears to be the case. However, in response to the neighborhood feedback received related to parking, attached, please verify existing seat counts, employee details, etc. Applicant's response: The current facility offers a seating capacity of 110, requiring 28 parking stalls, along with 12 employees on a major shift (6 stalls), and 1 pick-up stall, for a total minimum requirement of 35 parking stalls. The proposed expansion will increase seating capacity by 52 occupants, requiring 13 additional parking stalls and bringing the total required to 48 stalls. Currently, the site provides 65 parking stalls. The parking count will not change with the proposed addition. In accordance with the City of Mankato ordinances - requiring one parking space per four seats, one space per two employees on a major shift, one space per delivery vehicle, and one space for customer food pick-up – the site meets the required parking capacity per city ordinances. The Olde Brick House is, however, currently working with MVAC to address overflow concerns and find a suitable solution. 
3. Applicant shall log on to the eportal and make notification payments if they have not already been paid. Applicant's response: Payment for the notifications have been taken care of. 
4. Applicant will be required to provide an updated photometric plan, that shows compliance with Mankato City Code at the time of building permit submittal for the proposed added light fixtures. Applicant's response: Item has been noted. No new parking lot lighting will be provided, and any new wall-mounted exterior light fixtures will be full-cut off. 

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). 

In 2018, the Mankato City Council granted a conditional use permit allowing a restaurant use 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 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 parking (1) space for each four (4) seats, one (1) space for each two (2) employees on 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. 
 

Staff respectfully finds the following:

1. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "commercial." 
2. The proposal does not interfere with or diminish the use of property in the immediate vicinity. 
3. The proposal is currently served by public facilities and services and will continue to be. 
4. The proposal does not cause undue traffic congestion as the submission conforms to Mankato City Code criteria for off-street parking and driving areas, and no other changes are proposed to the site access, or traffic patterns.  
5. There are no known historical or architectural resources on the site. 
6. There are no known natural or environmental features on the site. 
7. It will not cause a negative cumulative effect and effect on the City as a whole as the current use is a restaurant. 
8. To the extent known, the development conforms with all other applicable regulations of the district, and other applicable ordinances. 
9. The proposal will not jeopardize the public's health, safety, or general welfare. 
10. The property is located in the Highway Gateway Overlay District and the proposed value of the project exceeds $500,000, which by Mankato City Code Chapter 10.48, requires a review of the Planning Commission and City Council.
11. The building elevations conform to the guidelines of the Highway Gateway Overlay District. The proposed addition has exterior finishes including brick and metal, and is similar to the current principal structure. All sides of the building visible to the public will be treated consistently with quality materials and finishes.  

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

1. All previous conditions of approval contained in the May 14, 2018, Conditional Use Permit and Certificate of Design Compliance shall remain and be required to comply. 
2. The exterior finishes as shown and approved by the City Council shall be implemented.
3. At the time of building permit submission for the proposed expansion, the applicant shall provide a photometric plan in accordance with Mankato City Code for the installation of any new light fixtures.