Resolutions approving a Conditional Use Permit to allow unenclosed storage of materials, products and equipment in the PI, Planned Industrial District, and for an easement vacation (2416 Volk Avenue); by request of Rice Companies.

Adoption of the attached Resolutions.

Rice Companies, the applicant, is requesting a Conditional Use Permit to allow unenclosed storage of materials, products, and equipment for an industrial and construction equipment business in the PI, Planned Industrial Zoning District, as well as the vacation of an existing utility easement located beneath the proposed building site.

The applicant intends to construct a 10,000 sq. ft. building and outside storage area for "United Rentals," an industrial and construction equipment business to be located at 2416 Volk Avenue.

Conditional Use Permit

The Mankato City Code allows unenclosed storage of materials, products, and equipment in the PI, Planned Industrial Zoning District, through the issuance of a Conditional Use Permit, provided the use conforms to Chapter 10, Article X, Division 2 of the Mankato City Code.

The site plan shows the construction of a new 10,000 sq. ft. structure and an enclosed outside storage area on the western side of the site. Two accesses are shown to the proposed site: one from the south side of Lundin Boulevard and one from the west side of Volk Avenue. The existing driveway, apron, and curb from Volk Avenue are to be removed and infilled.

The site plan shows 25 off-street parking stalls, one of which is designated as accessible, as well as a bike rack.

The applicant will be required to notify the MPCA, using the appropriate notification form, of the installation of these tanks. The tanks will also be enclosed by bollards to protect them from vehicles. While fueling of vehicles on-site has not been specified, if it is to occur, MPCA substance transfer area requirements may need to be met.

Bollard-mounted charging receptacles are shown along a portion of the northern boundary of the unenclosed storage area.
Exterior elevations have been provided showing the proposed 10,000 sq. ft. building.

The front façade (eastern elevation) consists of two-toned prefinished metal panels, prefinished metal gutters/downspouts, a fabric canopy above the front entry, double entry doors, and two windows. The southern side elevation shows five 14'x14' overhead doors with bollards, wall pack lighting, two entry doors, and three windows. The rear façade (western elevation) shows an uninterrupted prefinished metal panel finish with a wall pack light. The northern elevation mirrors the southern elevation, with five overhead doors, bollards, wall pack lighting, three entry doors, and one window.

Exterior finishes will consist of prefinished metal paneling from Butler-Cote, in “Cool Majestic Blue” and “Cool Igloo White.” The PI District permits exterior wall finishes of factory-fabricated and finished metal-framed panel construction, glass, prefinished metal (excluding unpainted galvanized iron), or plastic.

The site plan includes the planting of Black Hills Spruce and Spring Snow Crab apple trees in an alternating pattern every 25 feet around the boundary of the front yard parking area and southern side yard outdoor storage area. On-site landscaping shall conform to Chapter 10, Article X, Division 8 of the Mankato City Code. The site plan also identifies a grassy area between the Lundin Boulevard driveway and Volk Avenue, which is designated to remain as green space.

For storm water management, a limestone rip-rap swale is proposed along the northern and northwestern property boundaries, partially landscaped with ornamental trees, grasses, and shrubbery. Additionally, a storm water retention area is proposed on the northern portion of the property, west of the Lundin Boulevard driveway. The applicant has indicated that the swale design meets the City Code; however, an engineered drainage plan demonstrating compliance will be required with the application for a building permit.

The site plan includes curbing along the full boundary of the proposed parking, storage, and driving areas. The Mankato City Code requires developments in planned industrial zones to include a 6-inch-high insurmountable curb around the perimeter of parking and driveway areas, with breaks permitted only for drainage.

The proposed lighting plan includes full cutoff wall packs installed at regular intervals along building elevations, as well as pole-mounted lights with house-side shields along the perimeter of the unenclosed storage area and near the fuel station. A photometric plan demonstrating compliance with the City Code has been submitted.

Utilities to service the property are located along the east side of the property, parallel with Volk Avenue, and will be extended to the new building and parking lot. Existing water and sanitary utilities within the 25-foot easement/alleyway are to be abandoned back to the main at Volk Avenue prior to development. New water and sanitary sewer utility connections will occur from Volk Avenue to the northeast extent of the proposed building. The applicant will be subject to utility connection fees. A new transformer is also proposed east of the parking area, screened with landscaping.

The site plan shows building-mounted signage on the front façade and a monument sign along Lundin Boulevard. All signage must be reviewed and permitted prior to installation.

The floor plan includes a showroom at the entrance, a conference room, men’s and women’s restroom/locker rooms, a break room, two offices, a mechanical room, and a large shop area with drinking fountains, an eyewash station, an air compressor, oil tanks (volume unconfirmed), and access through eight overhead doors. A wash bay with a trench drain and pressure washer is also included at the western extent of the building.

The applicant describes United Rentals as “an equipment rental provider acting as a single-source solution for its customers by providing rental services and temporary machinery to the construction and industrial industries.” The facility will be used for sales, rentals, storage (indoor and outdoor), warehousing, maintenance, and repair of construction equipment, tools, and contractor supplies. The Mankato branch currently employs 13 local residents, with the potential for additional employment growth. Outdoor storage will be used for equipment such as scissor and boom lifts, forklifts, tele-handlers, mini excavators, skid steers, aerial platforms, and lighting equipment.

Hours of operation will be from 7:30 a.m. to 4:00 p.m., Monday through Friday, with a staff of six employees per shift.

Unsealed Wells

Blue Earth County submitted a letter on August 12, 2025, stating: “Enclosed is some information related to the strong possibility that the property has some unsealed wells which need to be found and properly sealed. Please include a condition that requires a well search for these two old building sites.” Supporting documentation included maps and images showing former residential uses and sealed wells in the vicinity. Based on these conditions, the applicant must investigate the site for unsealed wells and potential soil concerns, including remaining foundations or improper fill. If unsealed wells are found, they must be properly recorded and sealed in coordination with Blue Earth County.

The Minnesota Department of Transportation also reviewed the proposal and provided comments. Applicable MnDOT comments have been incorporated as conditions of approval.
Vacation

The applicant is also seeking the vacation of a 25-foot-wide utility easement located beneath the proposed building. This easement overlaps with the existing driveway from Volk Avenue.

The proposed vacation would remove 5,697 sq. ft. of easement while preserving the required 10-foot utility easement along the eastern property boundary. Bolton & Menk, on behalf of the applicant, prepared a detailed exhibit and legal description of the proposed vacation area.

Xcel Energy has overhead utilities within the easement. The applicant must work with Xcel to relocate or remove these utilities. The applicant has stated that the overhead power lines will be removed in coordination with Xcel Energy during the relocation of electrical service for the new building.