CY56-25

Request of APX Construction Group, with permission of the owner, for a final plat review of Evenson Subdivision; for a conditional use permit to allow multiple family housing in the B-3, Highway Commercial zoning district; and for a certificate of design compliance for the construction of two new multiple family dwelling structures in the Highway Gateway Overlay District. 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 applicant is Ryan Evenson, on behalf of APX Construction Group.

Request of APX Construction Group, with permission of the owner, for a final plat review of Evenson Subdivision; for a conditional use permit to allow multiple family housing in the B-3, Highway Commercial zoning district; and for a certificate of design compliance for the construction of two new multiple-family dwelling structures in the Highway Gateway Overlay District.

 

The subject property is located at 901 S. Victory Dr. and is 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 property is currently vacant. 

The property has been recently zoned B-3, Highway Business District. 

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.

The 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 Mankato City Code related to the Highway Gateway Overlay District, criteria can be found in Chapter 10, Division 9, as linked here:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV9GTGAOVDI_SDIVHGHIGAOVDI

 

APX Construction Group is requesting a final plat review of Evenson Subdivision, a conditional use permit to allow multiple family housing in the B-3, Highway Commercial zoning district; and a certificate of design compliance for the construction of two new multiple-family dwelling structures in the Highway Gateway Overlay District.

The subject property is located at 901 S. Victory Dr. at the intersection of Victory Dr. and Stadium Rd. 

The project was reviewed last month for a preliminary plat and a rezone to B-3. The applicant is working with Mankato township on annexing the property into the City of Mankato. 

Final Plat: 
The final plat proposes the creation of a one-lot, one-block subdivision encompassing approximately 4.27 acres. 

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 is 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. 

Conditional Use Permit:
Site plans for the Evenson Subdivision illustrate a grouped housing development consisting of two apartment buildings with a total of 96 residential units. Supporting site improvements include on-site parking and associated residential amenities. The property is currently zoned B-3  Highway Business District, where grouped housing projects are classified as conditional uses. 

The applicant proposes to construct two 36-unit buildings arranged in an "L" shape around a central parking lot. The 36-unit buildings, 60 two-bedroom units and 36 three-bedroom units. Both buildings will have a dedicated lobby, public restroom, and mail room. Both buildings  include a variety of unit layouts for each bedroom classification. 

Several outdoor amenities are proposed, including two patio areas, a fenced dog park, and outdoor athletic courts.  

A parking analysis will need to be conducted in order to ensure the proper parking stalls have been provided. A final sidewalk location need to be determined and coordinated with Blue Earth County and City Staff. 

Public utilities will be brought in to the site once the property is annexed into the City of Mankato. 

Site access is proposed from Victory Dr. and will be required to conform to the City’s engineering and access management 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.

Certificate of Design Compliance:
The proposed exterior elevations show the buildings to have flat architectural panels with square reveals, V-Grove siding, and a stone veneer wainscoting. The proposed materials are currently selected to be earth tones of white and grey, with a wood-tone accent. The storefronts and windows will be black.