HTG Architects, on behalf of Blaze Credit Union and with the property owner’s consent, has submitted a request for a conditional use permit to allow a drive-through with driving lanes situated between the building and the property frontage within the Highway Gateway Overlay District. The request also includes a certificate of design compliance for the construction of a new structure of approximately 6,830 square feet in the Highway Gateway Overlay District; preliminary and final plat approval for Blaze Mankato Addition; and the vacation of a portion of a 10-foot utility easement located between Lots 1 and 2, Block 2, as recorded in the plat of Mills Addition to Mankato.

The property is located at 1831 Premier Drive and is legally described as Lot 2, Block 2, and the north 132.20 feet of Lot 1, Block 2, Mills Addition to Mankato. The Blue Earth County parcel identification numbers for these parcels are R010909227005 and R010909227003.

Preliminary and Final Plat
The applicant seeks to replat two existing parcels within the Mills Addition to Mankato subdivision into a single parcel. The proposed Blaze Mankato Addition plat consists of one lot and one block, encompassing 2.44 acres. The lot meets the minimum area requirement of 10,000 square feet and the minimum street frontage requirement of 150 feet for the Highway Gateway District.

Plans indicate standard easements around the new lot. A recommended condition of approval is that the standard easement along Premier Drive be expanded from 10 feet to 15 feet to accommodate a future sidewalk and/or a private easement be provided to accommodate the installation of the sidewalk.

Utilities will be provided through existing connections along Premier Drive, and a private stormwater pond will be located on the site.

Payment in lieu of parkland dedication is not required because the parcel was previously platted.

Vacation
The request includes vacating an existing private utility easement located between the underlying lots. The 10-foot easement must be vacated to allow construction of the new building over this area. Standard easements along the eastern and western property boundaries will remain.

Conditional Use Permit and Certificate of Design Compliance
Blaze Credit Union proposes constructing a new branch office and contact center to provide financial services to existing and prospective members. Although the final employment count is not yet determined, the branch is expected to create 10 to 30 jobs, including both part-time and full-time positions.

The property lies within the Highway Gateway Overlay District, which promotes high-quality design at major city entryways to create a positive first impression and establish a distinctive image for Mankato. Gateway standards allow drive-through facilities with lanes between the building and property frontage by conditional use permit, provided landscaping is installed between the property line and the drive-through per subsection (5)b. Accordingly, the applicant seeks a conditional use permit for a drive-through on the eastern side of the structure. Additionally, all construction within the district requires a certificate of design compliance.

Site plans show a 5,050-square-foot credit union building with an attached 1,780-square-foot contact center, centrally located on the combined parcels. The building placement meets the interior lot gateway setback requirements of a minimum of 15 feet and a maximum of 150 feet from the right-of-way on both frontages. The site also meets the required 15-foot setback for surface parking and drive aisles. Side and rear yard setbacks of three feet for parking surfaces and six feet for the building comply with district standards. The structures do not exceed the allowable 75 percent lot coverage.

Two access points from Premier Drive are proposed. A traffic analysis reviewed trip generation, site operations, and area impacts. The site is projected to generate approximately 51 trips during the a.m. peak hour, 113 trips during the p.m. peak hour, and 610 daily trips. Peak hours for the development (8:30–9:30 a.m. and 4:00–5:00 p.m.) align closely with adjacent roadway peak periods.

Traffic data indicate Premier Drive is a three-lane roadway with a planning capacity of approximately 15,000 vehicles per day (vpd). Current volumes range from 2,600 to 4,000 vpd. Victory Drive and Highway 22, both four-lane divided roadways, have capacities exceeding 28,000 vpd, with current volumes of 9,100 vpd and 17,200 vpd, respectively. These figures show area roadways operate well below capacity. The proposed development is expected to generate 500–700 daily trips, which will distribute along Premier Drive and connect to Victory Drive and Highway 22. Even with this additional traffic, adjacent roadways will remain under capacity. Peak-hour site trips equate to one or two additional vehicles per minute along Premier Drive, which will not significantly affect corridor or intersection operations. No infrastructure improvements are required to support the development. The traffic memo also confirms adequate drive-through stacking, circulation, and parking, and recommends reviewing signage, landscaping, and truck maneuverability—conditions incorporated into the approval.

Utility plans show service connections from Premier Drive and a private bio-filtration stormwater pond on the northern side of the site.

The site complies with Mankato City Code parking standards. Fifty-seven parking stalls (18.5 feet by 9 feet) are provided, exceeding the required 36 stalls. Banks require one space per 250 square feet, necessitating 27 stalls for the credit union. Drive-through facilities require three stacking spaces per lane; three lanes are proposed, requiring nine stacking stalls. Plans also include a bypass lane east of the drive-through lanes. The design ensures drive-through traffic does not obstruct other traffic lanes or parking areas, meeting Code standards. Bicycle parking is provided near the building entrance.

A dumpster enclosure on the western side of the building meets Code requirements and uses finishes consistent with the primary structure. Screening for exterior mechanical equipment is also provided.

Gateway standards require a pedestrian walkway from any public sidewalk or trail in the adjacent right-of-way to the building entrance. The applicant evaluated a connection to the eastern trail but found it unsuitable due to alignment, grade, and the need to cross all four drive-through lanes. Instead, a continuous sidewalk along Premier Drive’s east side is recommended, with curb cuts for both the Credit Union and Contact Center and a mid-block crossing to the west-side sidewalk. This crossing will remain until a future project completes the eastern sidewalk. A condition of approval addresses this requirement.

Floor plans show a lobby, teller stations, offices, and accessory spaces typical of a financial institution in the Credit Union portion, with offices, restrooms, a lounge, and accessory spaces in the Contact Center.

All buildings in the Highway Gateway Overlay District must meet exterior finish standards. Proposed elevations include face brick, stone, EIFS, glass/glazing systems, metal panels on the canopy gable, and standing seam and asphalt roofing. Permitted materials include face brick, stone, glass, and limited EIFS (no more than 20 percent of wall area). Adjustments are needed on the eastern canopy elevation to meet standards; a condition addresses this requirement.

The landscaping plan includes shade trees, coniferous trees, and shrubs. Gateway standards require screening of drive-through lanes on frontages with a wall, fence, or hedge 4–8 feet high and at least 80 percent opaque. Minor modifications are needed to extend landscaping along the entire drive-through frontage; a condition addresses this requirement.

The photometric plan may require minor adjustments to meet the Code limit of 0.5 foot-candle at property lines. Lighting cut sheets confirm compliance with full-cut, fully shielded fixture requirements.

Sign permits will be required before installation, and all signage must comply with Code standards. Plans show two monument signs—one on each side of the property—and wall signs on building elevations.