Resolutions approving a Planned Unit Development for a commercial development with shared, private drive access way and shared amenities; a Conditional Use Permit to allow a drive-thru between the building and the property frontage in the Highway Gateway Overlay District; and a Certificate of Design Compliance for the construction of three new structures within the Highway Gateway Overlay District. The subject property is described as Lots 1, 2, and 3, Block 1, Victory Commercial Park; by request of Mankato Interchange Investment.

At the June 26, 2024, Planning Commission meeting, the Plannig Commission recommended approval of a Planned Unit Development for a commercial development with shared, private drive access way and shared amenities; a Conditional Use Permit to allow a drive-thru between the building and the property frontage in the Highway Gateway Overlay District; and a Certificate of Design Compliance for the construction of three new structures within the Highway Gateway Overlay District with the following finding:

Planned unit development:

1. The applicant is proposing to utilize efficiencies in development by sharing private utilities, storm water, and access.
2. The planned unit development exceeds 4 acres with Lots 1, 2, and 3 and the 20 feet of Outlot H depicted as an access easement for the site. 

Conditional use permit:

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 a conditional use permit. 

Mankato Interchange Investment is requesting a Planned Unit Development for a commercial development with shared, private drive access way and shared amenities; for a conditional use permit to allow a drive-thru between the building and the property frontage in the Highway Gateway Overlay District; and for a certificate of design compliance for the construction of three new structures within the Highway Gateway Overlay District. 

The subject property is described as Lots 1, 2, and 3, Block 1, Victory Commercial Park. The applicant will be required to adhere to the terms of the subdivision agreement including completion of any public improvements adjacent to the property. The buildings/uses within the proposed planned unit development will not be issued a certificate of occupancy until all streets and private drives are completed and approved by the City of Mankato and the intersection improvements are completed at the intersection of Victory Drive and Hazeltine Road.

The planned unit development is to allow a commercial development that shares a private drive, Interlachen Trail, shares parking areas, shared drainage areas and utilities. Interlachen Trail will connect to Hazeltine Road and will provide private access to Lots 1, 2, and 3, Block 1, Victory Commercial Park. Private utilities will be constructed within the privately constructed Interlachen Trail. The proposal depicts a linear pond along the southern and western sides of the development. The storm water will be directed to the city stormwater system located in the Victory Drive right-of-way. The private road, storm water facilities, and utilities will be subject to private covenants and/or association agreements. The covenants/agreements shall address private maintenance and future replacement of the private road, storm water facilities, and private utilities. 

The concept plan for the development depicts two building designs, referred to by the applicant as Building A, Building B, and Building C. Buildings B and C are similar in design. The proposal shows a “national coffee” drive-thru structure on Lot 1, and multi-use tenants on Lots 2 and 3.

Building A, located on Lot 1, encompasses approximately 2,400 square feet. Access to the proposed coffee chain restaurant will be on the northeast corner of the site and via connections within the parking lot to the properties to the east of Lot 1. The building will be located in the southwestern portion of Lot 1. Parking areas are depicted on the eastern side of the site. A drive-thru wraps around the perimeter of the site. The applicant is also requesting a conditional use permit to allow the placement of the drive-thru on Lot 1 between the primary building and the Hazeltine Road per the standards in the Highway Gateway Overlay District.  

The proposed parking lot for Lot 1 contains 27 off-street parking stalls. Four parking stalls will be utilized for order pick-up and the remaining stalls will be utilized for employee parking stalls and customer parking.

Exterior finishes to Building A include the incorporation of brick, composite wood, cladding material, and other metal panels. The proposed use for the building is a restaurant with a drive-thru component. The applicant has stated that seating will be provided within the building. Due to the project being located in the Highway Gateway Overlay District, an application is required for a conditional use permit to allow the drive through proposed to be located between the building and Hazeltine Road.

Buildings B, located on Lot 2, and C, located on Lot 3, are approximately 7,500 square feet. Access to Lots 2 & 3 is via connections on the northwest corner of Lot 2 and the northeast corner of Lot 3. The accesses and drives for Lots 2 and 3 are interconnected. Each property will be required to provide sufficient off-street parking stalls for the uses within the planned unit development. Due to the size of the buildings, the applicant may be required to limit seating within any restaurants on the site in order to conform with the parking requirements.

Exterior finishes to Buildings B and C include the incorporation of brick, composite wood, metal panels, metal fascial, fabric awnings, and acrylic panels. The proposed floor plan depicts five suites ranging in size from 1,300 square feet to 1,580 square feet. The floor plan also depicts a mechanical room. Tenants have not been identified in the information submitted.

The building designs and materials are consistent with previous approvals by the City Council in the Gateway Overlay Districts and conform to the Mankato City Code.

The applicant has submitted a landscaping plan for the site. The landscaping will be required to conform to the standard set forth for the Highway Gateway Overlay District which states, "Wherever a surface parking area faces a street frontage, 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 applicant will be required to provide coniferous and deciduous trees per the standards set forth in Section 10.88 of the Mankato City Code. All coniferous trees shall be installed at 6 feet tall and shall be in place prior to issuance of the final certificate of occupancy. All deciduous trees will need to be installed at a minimum caliper size of 2.5 inches.

The applicant has submitted a photometric for the site. The final design of the property shall conform to Section 10.89 of the Mankato City Code related to the foot candle requirements and fixtures shall be full-cut off and full-shielded.