Resolutions approving the Final Plat of Evenson Subdivision and approving a Conditional Use Permit and a Certificate of Design compliance to allow two new multiple-family dwellings in the B-3, Highway Commercial zoning and in the Highway Gateway Overlay District (905 & 909 South Victory Drive); by request of APX Construction Group.

At the November 19, 2025, meeting, the Planning Commission recommended approval of the final plat, conditional use permit, and certificate of design compliance.

APX Construction Group is requesting a fnal plat review of Evenson Subdivision, a conditional use permit to allow for multiple-family housing in the B-3, Highway Business District, and a Certificate of Design Compliance for the construction of two new multiple-family dwelling structures in the Highway Gateway Overlay District. The annexation, preliminary plat and rezoning to B-3, Highway Business District was reviewed and approved by the City Council on November 10, 2025.

The subject property is located at 905 & 909 South Victory Drive, which is the southeast quadrant of the roundabout located at the intersection of Victory Dr. and Stadium Rd. 

Final Plat

The final plat proposes the creation of a one-lot, one-block subdivision encompassing approximately 4.0 acres. The lot standards outlined in the Mankato City Code are achieved with the proposed subdivision. Standard easements are shown on all sides of the parcel. 
The proposed plat includes two wetland areas located on the northwestern and eastern portions of the parcel. A 16.5-foot wetland setback easement is shown around each wetland area, in accordance with applicable regulations. The applicant has submitted a "No Loss" request related to the wetlands, which was reviewed by the Technical Evaluation Panel (TEP) on November 19, 2025, and a response is anticipated on or after December 9, 2025.

The final plat submission reflects easements in accordance with the Mankato City Code. The applicant has included the required easements on the final plat document.

The applicant will apply for a license to encroach and a variance to construct the sidewalk.

A payment in lieu of parkland dedication is required based on 2025 commercial assessed market rates. The applicant will pay a parkland dedication fee of $12,400.

Updated drainage and utility plans have been submitted with the final plat and are currently under review by the City Engineer to ensure conformance with engineering and applicable standards.

Conditional Use Permit Review

The applicant proposes a grouped housing development consisting of two apartment buildings with a total of 82 residential units. The site includes on-site parking and various residential amenities. The property is zoned B-3 (Highway Business District), where grouped housing is classified as a conditional use.

The proposed development meets the high-density residential standards outlined in the Land Use Plan, which allows for more than 10 units per acre. The project achieves a density of 20.5 units per acre. It also conforms to the R-4 zoning district density standards, which require 10,000 square feet for up to four dwelling units, plus an additional 2,000 square feet for each unit beyond that. The site provides 174,500 square feet, exceeding the 166,000 square feet required for 82 units.

A transitional yard is not required, as there are no low- or medium-density residential areas directly adjacent to the site. A street right-of-way separates the development from any nearby residential uses, satisfying the transitional yard requirement.

No outside storage is proposed. A condition will be included to ensure compliance with this requirement.

The development includes several outdoor amenities and recreational areas, including two patios with grilling areas and outdoor games, a fenced dog park, and outdoor athletic courts. These amenities are not located in the front yard, in compliance with the code.
Parking exceeds the minimum requirement of 1.5 stalls per unit. A total of 154 parking stalls are proposed, where 123 are required. The parking lot will be hard-surfaced and striped. Screening from adjacent properties and rights-of-way will be provided as required.

Mechanical equipment is not shown on the current plans. A condition will be added to ensure that all mechanical equipment is screened from rights-of-way and residential areas.

Exterior building materials will conform to Mankato Site Code Section 10-788. Details are included in the Certificate of Design Compliance.
 
The development includes two 41-unit buildings arranged in an “L” configuration around a central parking lot. Each building includes a lobby and mailroom. Unit types include 23 two-bedroom units, 12 three-bedroom units, and 6 four-bedroom units. A stormwater pond is proposed to meet MS4 requirements.

A sidewalk is proposed along Victory Drive, connecting to the existing sidewalk at the northwest corner of the property. The proposed alignment encroaches into a wetland area. Coordination with City staff is ongoing to determine the feasibility of this location. A variance and license to encroach will be required.

Public utilities will be connected to the site. The applicant has submitted a drainage report. The project will be responsible for Water Access Connection and Sewer Access Connection fees, which will be calculated based on the final unit count and the fee schedule in effect at the time of construction.

Site access is proposed from Victory Drive and must conform to the City’s engineering and access management standards. No access will be permitted from Stadium Road.

The traffic study estimates that the proposed development will generate 30 trips during the morning peak hour (7 entering, 23 exiting), 37 trips during the evening peak hour (23 entering, 14 exiting), and 447 trips daily. This volume is considered low, averaging approximately one new trip every two minutes during peak hours.

Operational analysis indicates acceptable traffic conditions under both existing and 2027 No-Build scenarios. The crash history review revealed no safety concerns. The study also concludes that 2027 Build Conditions with the proposed project will result in acceptable operations throughout the study area. The Victory Drive access intersection is expected to function adequately with single-lane approaches.

Certificate of Design Compliance

The proposed exterior elevations have a modern industrial aesthetic. Materials include flat cement board architectural panels with square reveals, cement board and metal siding, exposed concrete, and thin stone veneer accents. The proposed materials are currently selected to be earth tones of white, grey and beige, with a purple accent. The storefronts and windows will be black. Any fencing material will also be black. 

A preliminary landscaping plan has been provided demonstrating the necessary landscaping and screening areas around the parcel.