Resolution approving a Certificate of Design Compliance for the construction of a new structure in the Highway Gateway Overlay District. The subject property is located at 1600 North Victory Drive; by request of Web Construction.

At the March 26, 2025, meeting, the Planning Commission recommended approval with conditions of the certificate of design compliance. Council adoption of the attached resolution.

Web Construction is seeking a Certificate of Compliance for the construction of a new 5,800-square-foot building within the Highway Gateway Overlay District. The subject property is identified as Lot 1, Block 1, Alexia Subdivision, Mankato, located at 1600 North Victory Drive. Site plans indicate that the 88-foot by 84-foot, 8-inch structure will be constructed on the northeastern portion of the property. The proposed use is a hair salon, which is a permitted use under current zoning regulations.

Access to the property will be provided via a connection to St. Andrew’s Drive. The applicant will construct a temporary driveway and utilities until the full extension of St. Andrew’s Drive is completed.

The proposed development meets the off-street parking requirements outlined in the Mankato City Code. A total of 78 parking stalls will be provided, exceeding the required 74 stalls. Per City Code standards for beauty salons, parking requirements are calculated as follows: three spaces per operator station, one stall per 200 square feet of retail space, one stall per 200 square feet of general office space, and one stall per 200 square feet of treatment area. The proposed building includes 18 operator stations (requiring 54 stalls), 825 square feet of retail space (requiring 4.1 stalls), 1,123 square feet of general office space (requiring 5.6 stalls), and 1,950 square feet of treatment space (requiring 9.8 stalls).

Floor plans depict an entry/waiting/retail area, 18 operator stations, a shampoo area, 12 treatment rooms, a pedicure room, and public restrooms. Back-of-house areas include a laundry area, lockers, a break room, a private restroom, and a mechanical/electrical room. Offices are planned for both the main floor and a partial second floor.

The proposed exterior elevations incorporate aluminum cladding in a wood-tone finish, stone veneer, metal panels in two color variations, and dark bronze aluminum storefronts. Additional site features include a designated dumpster enclosure and a bike rack location. Lighting and signage details were not included in this submission and are included as conditions of approval.