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).

The anticipated date of Council action is November 10, 2025. 

The applicant is APX Construction Group, who has obtained permission from the property owner. 

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. 

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.

The property is currently vacant. 

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. 

The Mankato Township Board reviewed the petition for annexation at their October 14, 2025, meeting. The Board adopted a resolution outlining that they have no objection to the annexation. 

There are areas on the site that have delineated wetlands. 

Upon annexation, the subject site will connect to public utilities. 

Mankato City Code related to Subdivision and Development Regulations (Platting) can be found in Chapter 10, Article XII, as linked here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL 

Mankato City Code related to B-3, Highway Business, zoning criteria can be found in Chapter 10, Article V, Division 8, as linked here: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI 

The Site Plan and Traffic Advisory Committee evaluated the request at their October 14, 2025, meeting and provided comments. The comments, along with the applicant's response, are included in the Attachments section of this report. 

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.

The proposed subdivision, having a block length of approximately 550 feet, meets the Code block standards, which outline the maximum block length is 1,200 feet. The Code block standards outline that blocks over 600 feet may require pedestrian ways at least ten feet wide at their approximate centers. As a result of the existing wetland located along South Victory Drive which would be the location necessary to put the sidewalk at the approximate center of the block, the applicant is proposing a pedestrian sidewalk that traverses northerly out to the Stadium Road right of way, then proceeds westerly where it connects to the existing pedestrian facilities at the roundabout area. As a result of the new proposed pedestrian connection being in the right of way, a subdividers agreement will be required. The Complete Streets Plan does not show a sidewalk connection along this segment of Stadium Road or along this side of Victory Drive and instead places it on the western side of South Victory Drive. However, the block standard outlined above and the proposed future use of the site as 72 units of residential requires access to pedestrian facilities and connectivity to transit stop locations. 

The lot standards outlined in the Mankato City Code are achieved with the proposed subdivision. The one lot as shown exceeds the Code minimum standards of at least 30 feet on the frontage on a publicly dedicated street. 

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 applicant has provided a Mutual Driveway Easement that extends 15' on the southerly side of this parcel and 15' on the northerly side of the adjacent parcel for a total private access easement area of 30'. Updated civil plans show that the existing approach on Stadium Road, on the northern side of the property, will be removed as part of the project and no access will be permitted to the subject parcel from Stadium Road. 

Standard easements are shown on the north, south and east sides of the plat. The applicant has indicated that there may not be sufficient room on the westerly side for an easement based on the proposed location of the structure. A recommended condition is included herein that, in conjunction with the submission of the final plat.  

The plat contains two wetland areas, one on the western side of the parcel and one on the eastern side of the parcel, and an easement is shown to represent the required16.5' wetland setback around each of the wetland areas. The applicant will be required to submit a No Loss request with the submission of the final plat to ensure that the existing wetlands will not be impacted by the proposed project, or if there are impacts proposed, the appropriate application will be required. 

The applicant will be required to make a payment in lieu of parkland dedication based on commercial subdivision standards. Thus, a payment in lieu of a parkland dedication fee will be required at a rate of five percent of the total gross area based on the 2025 assessed rates. 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 and those will be evaluated in conjunction with a future submission for a conditional use permit.  

The concept plans for the site show a new grouped housing project that has two multifamily apartment buildings. Each building is proposed to contain 36 units for a total of a 72-unit development. The applicant will be required to submit a conditional use permit and a certificate of design compliance for the proposal at the subject location. During the review process for the conditional use permit and certificate of design compliance, components applicable to those requests will be reviewed, including the details of the proposed internal recreational amenities, finishes, etc. 

The concept plans also show a stormwater pond in the northwest corner of the subject parcel. Based on the Site Plan and Traffic Advisory comments, the applicant has made modifications to the pond in an updated drainage plan. In conjunction with the submission for a final plat, a recommendation is included that any additional drainage or utility modification necessary shall be implemented and a drainage and utility plan submitted that complies with engineering standards. 

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 Drive and access intersection function 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 City of Mankato zoning classification of the parcel as B-3, Highway Commercial. The B-3 district is designed and intended to provide for automobile-oriented commercial developments within the vicinity of streets with functional classifications of either arterials or major collectors. Such commercial developments are generally characterized by large parking areas. The district also encourages a broad range of business and light industrial activities. Permitted uses within the district include a wide range of commercial uses. Conditional uses within the B-3 also include a range of uses, including the recently amended ordinance to include multifamily housing. As noted previously, the applicant will be required to obtain a conditional use permit in order to implement their concept plan. 

The rezoning request is consistent with the underlying land use classification of the parcel, which is "commercial". The parcels located directly to the east and south of the subject site also have an underlying land use designation of "commercial". The use of the properties in the immediate vicinity to the east, while still located in the township, is commercial in nature. A building supply company and an automobile sales business is located to the east of the subject parcel. 

 

Staff respectfully submits the following findings regarding the proposed rezone from T, Transition, to B-3, Highway Commercial. 

1. The rezoning from T, Transition, to B-3, Highway Commercial, is consistent with the goals, objectives, and policies of the comprehensive land use plan, as adopted and amended from time to time by the City Council. 
2. The rezoning is compatible with the overall character of existing development in the immediate vicinity of the affected property. 
3. The proposed B-3 zoning classification is consistent with adjacent properties in the immediate vicinity. 
4. The proposed rezoning will not interfere with or diminish the use of property in the immediate vicinity.
5. The properties will be served by public utilities. 

Staff respectfully submits the following findings of fact regarding the proposed preliminary plat of Evenson Subdivision. 

1. General Requirements
   1. The subdivided site will be used for purposes permitted or conditionally permitted as a multiple family dwelling site. 
   2. Drainage and storm water management for Lot One, Block 1 of the development, will be required to conform to City drainage requirements. Concept plans for the future site development show a private stormwater pond in the northwest corner of  Lot 1, Block 1. 
   3. The site provides storm connections. 
   4. On-site wetlands are shown on the plat. 
2. Streets
   1. New streets are not being dedicated with the subject plat. The street right-of-way widths from the previously approved Right of Way plat are in line with the existing street right-of-way widths.  
3. Easements
   1. The plat will be required to provide standard drainage and utility easements around the subject site, and a recommended condition is included herein.
4. Block Standards
   1. The blocks within the subdivision were designed for the intended end use as commercial property. The proposed Lot 1, Block 1 achieves the Block standard as it is approximately 550 feet, which is less than the maximum block length of 1,200 feet. 
5. Lot Standards
   1. The lot within the subdivision is intended for commercial use and provides an adequate size to allow off-street parking, loading and other facilities for the intended end use.  
6. Public Sites and Open Spaces
   1. The applicant will be required to pay a payment-in-lieu of parkland dedication fee as the subject parcel has not previously been platted. 

Staff recommends approval of the preliminary plat of Evenson Subdivision with the following conditions: 

1. The final plat submission shall reflect easements around the subject site in conformance with the Mankato City Code.
2. The applicant shall enter into a subdividers agreement for any public improvements or improvements located in the public right of way.  
3. The applicant shall provide a payment in lieu of a parkland dedication fee based on the 2025 commercial assessed market rates. 
4. In conjunction with the submission of the final plat, the applicant shall provide updated drainage and utility plans conforming to engineering standards and other applicable standards. 
5. In conjunction with the submission of the final plat, the applicant shall address the wetlands on the site and obtain a no loss finding or the applicable wetland impact approvals. 
6. The applicant will be required to obtain a conditional use permit and a certificate of design compliance for the use shown on the proposed concept plan. 

Staff recommends approval of the rezoning of the subject parcel from T, Transition, to B-3, Highway Commercial.