Ordinance rezoning the subject parcel from T, Transition, to B-3, Highway Business; Motion approving the Preliminary Plat of Evenson Subdivision; and Resolution approving the annexation of the property (905 & 909 South Victory Drive); by request of APX Construction Group.

Adoption of the attached ordinance and resolution, and motion approving preliminary plat.

APX Construction Group, with authorization from the property owner, has submitted an application for review of the preliminary plat for the proposed Evenson Subdivision. The request also includes annexation of the subject property into the City of Mankato and a rezoning of the parcel from T, Transition, to B-3, Highway Business.

The property is located at 901 South Victory Drive and is legally described as the east half of the northwest quarter of Section 21, Township 108 North, Range 26 West, lying south of Highway 83 and east of Highway 22, excluding Stanley Subdivision in Blue Earth County. The parcel identification number is R43.09.21.177.001.

Preliminary Plat

The preliminary plat for Evenson Subdivision proposes a one-lot, one-block subdivision encompassing approximately 3.89 acres. The proposed block length of about 550 feet complies with the City Code, which establishes a maximum block length of 1,200 feet. Although the City’s Sidewalk and Trail Plan does not currently identify a sidewalk along this section of Stadium Road or this side of Victory Drive, the proposed future use of the property as a 72-unit residential development supports the need for pedestrian connectivity to the sidewalk network and to connect to transit.
The proposed lot configuration meets all applicable requirements of the Mankato City Code, including the minimum standard of at least 30 feet of frontage on a publicly dedicated street. No new public streets or infrastructure are proposed within the plat. Site access will be provided from the existing driveway connection on South Victory Drive, which will serve both the proposed development and the property immediately to the south through a shared access easement. A Mutual Driveway Easement has been prepared that extends 15 feet onto each property for a total easement width of 30 feet. The existing driveway access on Stadium Road at the north end of the parcel will be removed, and no vehicular access will be permitted from that roadway.

Standard utility easements are shown along the north, south, and east property boundaries. The applicant has indicated that limited space may be available for an easement along the western side of the lot due to the proposed building location. An easement adjustment or alternative arrangement will be required as part of the final plat submission to ensure compliance with City standards.

Two wetland areas are present on the property, one on the west and one on the east side. A 16.5-foot setback easement has been delineated around each wetland area. With submission of the final plat, the applicant will be required to file a No-Loss request to confirm that the wetlands will not be affected by the proposed development, or if any impacts are anticipated, to submit the appropriate mitigation applications for review.

In accordance with the City Code, the applicant will be required to provide a payment in lieu of parkland dedication, calculated at five percent of the total gross area using the 2025 assessed rates. Because the proposed development includes multifamily housing on a commercially zoned parcel, the applicant must also provide on-site recreational amenities for residents. These amenities will be reviewed in greater detail during the Conditional Use Permit process.

The concept plan submitted with the application depicts a grouped housing project consisting of two multifamily apartment buildings, each containing 36 dwelling units for a total of 72 units. Development of the site will require approval of both a Conditional Use Permit and a Certificate of Design Compliance. The details of building design, internal amenities, materials, and landscaping will be reviewed as part of those subsequent approvals.

A stormwater pond is proposed in the northwest corner of the site. Following review by the Site Plan and Traffic Advisory Committee, the applicant revised the stormwater plan to address engineering comments. A final drainage and utility plan that meets all City engineering standards will be required with the final plat.

A traffic study submitted with the application estimates that the development will generate approximately 30 vehicle trips during the morning peak hour (7 entering and 23 exiting), 37 trips during the evening peak hour (23 entering and 14 exiting), and a total of 447 trips per day. This equates to roughly one additional trip every two minutes during peak periods. The operational analysis concludes that the roadway network will function acceptably under existing, 2027 no-build, and 2027 build conditions. The crash history analysis identified no safety concerns, and the Victory Drive intersection is projected to operate adequately with single-lane approaches.

Rezoning

The property currently lies within Mankato Township and will be temporarily designated as T, Transition, upon annexation. The applicant requests that the parcel receive a permanent zoning designation of B-3, Highway Business. The B-3 District is intended to accommodate automobile-oriented commercial development located along arterial or major collector roadways. This district allows a wide range of commercial and light industrial uses and, under recent ordinance amendments, multifamily residential uses as a conditional use. The proposed rezoning is consistent with the Comprehensive Plan, which designates the property for commercial use. Adjacent parcels to the east and south share the same underlying commercial designation, and nearby uses, including a building supply company and an automobile dealership, are commercial in character.

Annexation

Per the terms of the Orderly Annexation Agreement, the applicant has submitted a petition for annexation due to the proposed development of the property for urban, non-farm purposes.