1.1.
Site Plan and Traffic Advisory Review Committee
- Meeting Date:
- 10/14/2025
Title
| CY53-25 |
Request of APX Construction Group, with permission of the owner, for a preliminary plat review of Evenson Subdivision; for annexation; and for the rezoning of the subject parcel from T, Transition, to B-3, Highway Business. The subject property is generally described as being in the east ½ of the northwest ¼, Section 21, Township 108 N, Range 26 W lying south of Highway 83 and east of Highway 22 excluding Stanley Subdivision, Blue Earth County (Blue Earth County PID R430921177001).
Applicant
The applicant is APX Construction Group, who has obtained permission from the property owner.
Request
The applicant is seeking a preliminary plat review of Evenson Subdivision and the rezoning of the subject parcel from T, Transition, to B-3, Highway Commercial.
Location
The subject property is located at 901 S. Victory Drive and is described as as being in the east ½ of the northwest ¼, Section 21, Township 108 N, Range 26 W lying south of Highway 83 and east of Highway 22 excluding Stanley Subdivision, Blue Earth County. The Blue Earth County parcel identification number is R430921177001.
Existing Land Use
The property is currently vacant.
Zoning
The subject property is located in Mankato Township, where it is currently zoned Highway Business District. Upon annexation to the City, the property will be given a temporary T, Transition, zoning classification. This request seeks to change the zoning from T, Transition, to the City's B-3, Highway Business zoning designation.
Environmentally Sensitive Areas
There are areas on the site that have delineated wetlands.
Public Utilities
Upon annexation, the subject site will connect to public utilities.
Review
APX Construction Group, with permission of the owner, is requesting review of a preliminary plat review of Evenson Subdivision; for annexation; and for the rezoning of the subject parcel from T, Transition, to B-3, Highway Business.
The subject parcels are located at 901 S. Victory Drive and are generally described as being located in the east ½ of the northwest ¼, Section 21, Township 108 N, Range 26 W lying south of Highway 83 and east of Highway 22 excluding Stanley Subdivision, Blue Earth County. The Blue Earth County parcel identification number is R430921177001.
Preliminary Plat
The preliminary plat of Evenson Subdivision depicts a new one-lot, one-block subdivision that encompasses 3.89 acres.
No new public dedication is shown on the plat for streets or other public infrastructure. Access to the site is proposed to be off of Victory Drive at the existing access location, and will provide access to the development as well as the southerly property via a shared driveway area. The existing approach on Stadium Road will be required to be removed as part of the project and no access will be permitted to the subject parcel from Stadium Road.
Standard easements will be required at the exterior and interior lot lines.
Payment in lieu of parkland dedication will be required. Additionally, because of the design standards within the criteria for the development of a multifamily development on a commercial parcel, the applicant will be required to install recreational amenities on the subject site.
The concept plans for the site show a new grouped housing project that has two multifamily apartment buildings. The applicant will be required to submit a conditional use permit for the proposal at the subject location.
A traffic study has been submitted with the request. The findings of the study indicate that the number of new vehicle trips estimated to be generated by the Proposed Project is 30 trips during the morning peak hour (7 entering and 23 exiting), 37 trips during the evening peak hour (23 entering and 14 exiting), and 447 trips daily. This volume is low, resulting in roughly one new trip every two minutes during peak hours. The operational analyses show acceptable conditions in the study area for both existing and 2027 No-Build scenarios. The crash history review revealed no safety issues. Further, the study finds that the operation analyses for 2027 Build Conditions with the Proposed Project indicate acceptable study area operations. The Victory Dr and Access intersection functions acceptably with single-lane approaches.
Rezoning
The subject site is currently located in Mankato Township, and the applicant has requested annexation of said parcel. Upon annexation, the parcel will be given a temporary zoning classification of T, Transition. With this request, the applicant is seeking the permanent zoning classification of the parcel as B-3, Highway Commercial. The underlying land use classification of the parcel is "commercial" and the requested rezoning to B-3, Highway Commercial, is consistent with the land use plan.
The subject parcels are located at 901 S. Victory Drive and are generally described as being located in the east ½ of the northwest ¼, Section 21, Township 108 N, Range 26 W lying south of Highway 83 and east of Highway 22 excluding Stanley Subdivision, Blue Earth County. The Blue Earth County parcel identification number is R430921177001.
Preliminary Plat
The preliminary plat of Evenson Subdivision depicts a new one-lot, one-block subdivision that encompasses 3.89 acres.
No new public dedication is shown on the plat for streets or other public infrastructure. Access to the site is proposed to be off of Victory Drive at the existing access location, and will provide access to the development as well as the southerly property via a shared driveway area. The existing approach on Stadium Road will be required to be removed as part of the project and no access will be permitted to the subject parcel from Stadium Road.
Standard easements will be required at the exterior and interior lot lines.
Payment in lieu of parkland dedication will be required. Additionally, because of the design standards within the criteria for the development of a multifamily development on a commercial parcel, the applicant will be required to install recreational amenities on the subject site.
The concept plans for the site show a new grouped housing project that has two multifamily apartment buildings. The applicant will be required to submit a conditional use permit for the proposal at the subject location.
A traffic study has been submitted with the request. The findings of the study indicate that the number of new vehicle trips estimated to be generated by the Proposed Project is 30 trips during the morning peak hour (7 entering and 23 exiting), 37 trips during the evening peak hour (23 entering and 14 exiting), and 447 trips daily. This volume is low, resulting in roughly one new trip every two minutes during peak hours. The operational analyses show acceptable conditions in the study area for both existing and 2027 No-Build scenarios. The crash history review revealed no safety issues. Further, the study finds that the operation analyses for 2027 Build Conditions with the Proposed Project indicate acceptable study area operations. The Victory Dr and Access intersection functions acceptably with single-lane approaches.
Rezoning
The subject site is currently located in Mankato Township, and the applicant has requested annexation of said parcel. Upon annexation, the parcel will be given a temporary zoning classification of T, Transition. With this request, the applicant is seeking the permanent zoning classification of the parcel as B-3, Highway Commercial. The underlying land use classification of the parcel is "commercial" and the requested rezoning to B-3, Highway Commercial, is consistent with the land use plan.
Attachments
- General Location Map
- Aerial Plan
- Preliminary Plat
- Civil Plans
- Stormwater Report
- Soil Report
- Wetland Delineation
- Traffic Study
- Trip Generation Memo
- Concept Plans