Resolution approving a Conditional Use Permit to allow for a restaurant in the CBD-F, Central Business District Fringe, zoning district. The subject property is located at 634 South Front Street; by request of Bennett Coughlan.

At the February 26, 2025, meeting, the Planning Commission recommended approval with conditions of the conditional use permit.

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 Consequently, the previous Conditional Use Permit for a restaurant at this location is no longer valid, necessitating a new application.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. 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 in to 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.

The 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 allowed in the CBD-F, 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. 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 South 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.