CY 48-25

Request of Bolton and Menk, with permission of the property owner, for a final plat review of Victory Ridge Apartments; for a conditional use permit to allow a grouped housing project in the O-R, Office Residential zoning district; and for a conditional use permit for a wetland sequencing and replacement request. The subject property is described as Outlot B, Kearney Addition No. 2, City of Mankato (Blue Earth County PID R010909301015).
 

The applicant is Bolton and Menk, with permission of the property owner. 

The applicant is requesting a wetland replacement plan, a conditional use pemit to allow a multiple apartment buildings on one lot, and a final plat review of Victory Ridge subdivision.

The subject property is described as Outlot B, Kearney Addition No. 2, City of Mankato (Blue Earth County PID R010909301015).

The property is currently vacant with the most recent use being row crops.

The property is zoned OR, Office Residential.

The Planning Commission recommended approval of the preliminary plat with the following conditions: 

1. Payment in lieu of parkland dedication in the amount of $69,734.00 will be required prior to affixing signatures on the final plat. 
2. A conditional use permit will be required for the proposed housing development based on the conditional uses defined in the Office Residential district. 
3. The applicant shall submit a hydrology report and drainage analysis at the time of submission of the final plat. The applicant shall be aware that no drainage outlet shall be constructed at the top of the bluff. 
4. Applicant shall submit a final traffic memo at the time of submission of the conditional use permit.
5. The applicant shall be aware of the wooded areas and any removal of trees shall be evaluated by the Mankato City Code. 
6. The applicant shall be aware that a public watercourse exists on the subject property and any development that occurs within 300' will be subject to the City's Shoreland Ordinance. 
7. The applicant shall make a payment-in-lieu of parkland dedication in the amount of $69,734.00.This number is based on the assessed unimproved value of the property multiplied by 7 percent per the Mankato City Code requirements.

The Environmentally Sensitive Areas Map indicates that there are existing bluff zones, wooded areas, and is included in the shoreland district zone. No development is planned in the designated areas. 

Utility connection points are currently located on the property. 

The City Code pertaining to the OR-Office Residential may be viewed at the link below. 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTIIREDI_DIV8OROFSIDI

The Site Plan Review Committee met on August 12, 2025, and submitted the following comments: 

1. The applicant shall submit a traffic study at the time of submission for the CUP.
2. The applicant shall submit a drainage study as soon as possible.
3. The applicant shall be aware that no drainage shall outlet on top of the bluff. The application should also include a bluff stability study.
4. The applicant shall schedule a pre-submittal meeting prior to construction to address the slopes and setbacks of the bluff. 
5. The applicant shall be aware that wetlands must be shown on the plat unless a sequencing and replacement plan has been approved by Mankato City Council.
6. The applicant shall be aware that woodlands are contained on site, and any removal of trees shall be evaluated by the Mankato City Code.

The applicant is currently requesting a review for a wetland replacement plan, a conditional use permit to allow for the construction of multiple apartment buildings on one lot, and a final plat review of Victory Ridge subdivision. The subject property is legally described as Outlot B, Kearney Addition No. 2.

The final plat proposes the creation of a one-lot, one-block subdivision encompassing approximately 14.83 acres. The property has been evaluated for woodlands, shoreland, and wetlands. The applicant has shifted the development to minimize impacts to the wooded areas and the shoreland areas. The wetlands will be reviewed in conjunction with the final plat.

The applicant has requested wetland flexibility and submitted for review a wetland sequencing and replacement plan to allow for impacts to the wetland located on the upper areas of the site.

The applicant will be required to conduct a hydrology study for the site. The review shall also include development of pond areas adjacent to the slopes on the site.  

Site plans for the Victory Ridge Subdivision illustrate a grouped housing development consisting of four apartment buildings with a total of 180 residential units. Supporting site improvements include four garages, on-site parking designed to provide two stalls per unit, and associated residential amenities. The property is currently zoned O-R, Office Residential, where grouped housing projects are classified as conditional uses. As such, additional review and approval through the conditional use permit process will be required before the project may proceed.

Public utilities are available within the Dublin Road corridor to serve the proposed development.

Site access is proposed from Dublin Road and will be required to conform to the City’s engineering and access management standards. The applicant is in the process of preparing a traffic memorandum, which will be submitted with the conditional use permit application for further review. At the Planning Commission, there was discussion about the ability to make a left-turning movement from Adam's Street onto Victory Dr. This analysis will be included in the review. If improvements are warranted to the Adams Street and Victory Drive intersection, the City will enter into agreements with previous developments to participate in the costs associated with modifications to the system.