1.4.
Site Plan and Traffic Advisory Review Committee
- Meeting Date:
- 02/11/2025
Title
| CY06-25 |
Request of Papa John’s for 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 described as Lot 1 and Lot 2, Block 3, North Victory Drive Stage 3, Mankato. (551 Belle Avenue).
Applicant
The applicant is Papa John's Pizza.
Request
The applicant is requesting a conditional use permit to allow the addition of the new drive-thru/pick-up window at an existing restaurant operation.
Location
The subject property is described as Lot 1 and Lot 2, Block 3, North Victory Drive Stage 3, Mankato. (551 Belle Avenue).
Zoning
The subject property is located in the B-1, Community Business District.
Environmentally Sensitive Areas
There are no known environmentally sensitive areas.
Public Utilities
The site is already served by public utilities.
City Code
Mankato City Code section 10.92 relative to conditional use permits can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.92COUSPE
B-1 Community business district:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.45COBUDI
B-1 Community business district:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.45COBUDI
Review
The applicant is requesting a modification to the existing conditional use permit to allow the addition of the new drive-thru/pick-up window at an existing restaurant operation in the B-1 Community Business district. The subject property is described as Lot 1 and Lot 2, Block 3, North Victory Drive Stage 3, Mankato. (551 Belle Avenue).
The request seeks to add a drive-thru window option to the restaurant occupying the northern tenant space in the existing structure. The applicant is requesting a modification of the existing CUP, which was previously approved for the operation of a restaurant in the B-1, Community Business District, for the addition of a drive-thru lane.
Expansions to the existing parking lot footprint are not proposed. However, reconfiguration within the existing footprint is proposed to accommodate an added drive-thru window. The site plan shows the removal of 7 existing parking stalls on the northern and eastern side of the building. A new single-lane drive-thru is shown at the location of the existing stalls.
Parking related to the development achieves City standards. There are 26 stalls required for the site and 53 required at the site. The subject restaurant requires 4 parking stalls as there are no tables within the restaurants and 4 employees on the largest shift. One space is required for each two employees, one space for each delivery vehicle, and one space for customer food pick-up. According to the submission, the two existing uses in the building have a parking demand of 22 spaces.
Bicycle parking will be required to achieve Mankato City Code standards.
The proposed pick-up window shall conform to the following minimum standards as found in Mankato City Code 10.82. The standards include that the drive-thru facility, including drive-thru traffic lanes and parking areas for waiting automobiles, shall not be located in any required yard; the drive-thru facility shall provide three (3) off-street parking spaces for waiting automobiles in each drive-thru traffic lane, and three waiting stalls are shown. 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, and 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.
The proposed exterior modifications achieve Mankato City Code, and any franchise coloring will be subject to Mankato City Code requirements. Limited exterior modifications associated with the proposal include the addition of the pick-up window.
A landscaping plan will be required that achieves the landscaping standards in Mankato City Code including the screening required for the drive through area. Off-street parking will be required to achieve the drive through screening standards which include that the parking area shall be screened from the street with a wall fence, or hedge to a minimum of four (4) feet nor more than eight (8) feet in height, nor be less than eighty percent (80%) opaque. This screening must be accomplished in the setback area between ten (10) feet and fifteen (15) feet from the right-of-way line. Additionally, the perimeter landscaping shall consist of a combination of ground cover, shade trees or evergreen trees, shrubs, and appropriate screening devices such as decorative walls, fences, or berms. Shade trees shall be provided at a rate of one (1) tree for every fifty (50) linear feet of perimeter length or fraction thereof. Evergreen trees shall be provided at a rate of one (1) tree and shrub for every twenty-five (25) linear feet of perimeter length of fraction thereof. Evergreen trees shall be maintained at a height of not less than six (6) feet.
The request seeks to add a drive-thru window option to the restaurant occupying the northern tenant space in the existing structure. The applicant is requesting a modification of the existing CUP, which was previously approved for the operation of a restaurant in the B-1, Community Business District, for the addition of a drive-thru lane.
Expansions to the existing parking lot footprint are not proposed. However, reconfiguration within the existing footprint is proposed to accommodate an added drive-thru window. The site plan shows the removal of 7 existing parking stalls on the northern and eastern side of the building. A new single-lane drive-thru is shown at the location of the existing stalls.
Parking related to the development achieves City standards. There are 26 stalls required for the site and 53 required at the site. The subject restaurant requires 4 parking stalls as there are no tables within the restaurants and 4 employees on the largest shift. One space is required for each two employees, one space for each delivery vehicle, and one space for customer food pick-up. According to the submission, the two existing uses in the building have a parking demand of 22 spaces.
Bicycle parking will be required to achieve Mankato City Code standards.
The proposed pick-up window shall conform to the following minimum standards as found in Mankato City Code 10.82. The standards include that the drive-thru facility, including drive-thru traffic lanes and parking areas for waiting automobiles, shall not be located in any required yard; the drive-thru facility shall provide three (3) off-street parking spaces for waiting automobiles in each drive-thru traffic lane, and three waiting stalls are shown. 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, and 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.
The proposed exterior modifications achieve Mankato City Code, and any franchise coloring will be subject to Mankato City Code requirements. Limited exterior modifications associated with the proposal include the addition of the pick-up window.
A landscaping plan will be required that achieves the landscaping standards in Mankato City Code including the screening required for the drive through area. Off-street parking will be required to achieve the drive through screening standards which include that the parking area shall be screened from the street with a wall fence, or hedge to a minimum of four (4) feet nor more than eight (8) feet in height, nor be less than eighty percent (80%) opaque. This screening must be accomplished in the setback area between ten (10) feet and fifteen (15) feet from the right-of-way line. Additionally, the perimeter landscaping shall consist of a combination of ground cover, shade trees or evergreen trees, shrubs, and appropriate screening devices such as decorative walls, fences, or berms. Shade trees shall be provided at a rate of one (1) tree for every fifty (50) linear feet of perimeter length or fraction thereof. Evergreen trees shall be provided at a rate of one (1) tree and shrub for every twenty-five (25) linear feet of perimeter length of fraction thereof. Evergreen trees shall be maintained at a height of not less than six (6) feet.