1. Applicant shall provide an operational plan. This should include how the proposed window will be used and if there will be an ordering board.
2. Applicant shall provide a site plan showing queued cars in the drive thru. The drive-thru facility shall provide three (3) off-street parking spaces for waiting automobiles in each drive-thru traffic lane. A parking space shall be a minimum of nineteen (19) feet by nine (9) feet, and parking spaces may be provided in a tandem arrangement. If drive-thru traffic lanes are not utilized, then parking spaces equal to three (3) times the maximum number of customer automobiles that can be serviced at any one (1) time shall be provided.
3. Applicant shall provide a landscaping plan that depicts the screening for the drive thru in accordance with Mankato City Code section 10.48, 10.88, etal.
4. Applicant shall provide an updated site plan that shows site improvements with a clear delineation of the drive thru area and a separation from the drive lanes and other parking lot traffic. The drive-thru facility, and accessory parking areas and drive-thru traffic lanes, shall not obstruct or interfere with other traffic lanes or parking areas located on the zoning lot.
5. Applicant shall log on to the eportal and make notification payments if they have not already been paid

The applicant 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 Mankato City Code. Any franchise-related branding or color schemes must also adhere to City regulations. 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 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 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.

1. The proposed development, including the implementation of the recommended conditions, conforms to the standards of the Highway Gateway Overlay District, as noted under Mankato City Code. 
2. The proposed development conforms to the standards of Chapter 10 for the issuance of the conditional use permit. 

1. Prior to installing of signage, a separate sign permit shall be obtained for each proposed sign.
2. Landscaping shall be installed in accordance with City Code. A detailed landscaping plan, including proposed vegetation types and sizes, shall be submitted for review and approval prior at the time of building permit application submission. At a minimum, the plan shall include a vegetative screening, having an opacity of 80% or greater, a minimum of 4’ and a maximum of 8’ in height, along all the drive through areas, and the parking lot. In addition, landscaping shall be provided in accordance with section 10.88. This shall include, but not be limited to, 6’ tall evergreen trees at a rate of 1 evergreen tree per 25 lineal feet of lot perimeter length and 1 shade tree, 2 ½” caliper, per 50 lineal feet of lot perimeter length.
3. Applicants shall supplement the existing landscaping with the new landscaping plan to help buffer the residential use on the frontage of the property.  A landscaping plan shall be submitted at the time of building permit submittal that meets Mankato City Code. 
4. If the operation of the drive-thru facility results in traffic hazards or congestion on public streets or alleys, the City Council may order the modification or termination of the drive-thru facility.
5. If parking becomes an issue, the resolution shall occur privately among tenants and owners.
6. If new exterior light fixtures are proposed, lighting shall achieve Mankato City Code including, but not limited to full-cut, fully shielded fixtures and a photometric plan shall be provided that demonstrates conformance with Mankato City Code. 
7. Bicycle parking shall be provided per Mankato City Code.