CY34-26

Request of Rice Companies, on behalf of the owner Kohlmeyer Hagen Law, for a certificate of design compliance for a new, approximately 9,360 square foot structure to be located in the Highway Gateway Overlay District. The subject property is described as Lot 1, Block 1, Alexia Subdivision (Blue Earth County PID R010909126033).  

The anticipated date of City Council action is August 10, 2026.

The applicant is Rice Companies, with permission of the property owner, Kohlmeyer Hagen Law. 

The applicant is requesting review for a Certificate of Design Compliance in the Highway Gateway Overlay district. 

The subject property is located at 184 St. Andrews Drive and is legally described as Lot 1, Block 1, Alexia Subdivision. 

The property is currently vacant and ready for development. 

The property is zoned B-3, Highway Business District. 

There are no known environmentally sensitive areas on the parcel. 

The property is not currently served by public infrastructure. The property owner will be responsible for making connections to the mains located in St. Andrews Dr. 

The City Code pertaining to the B-3, Highway Business District may be viewed at the following link: 
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV8HIBUDI

The City Code pertaining to the Highway Gateway Overlay District may be viewed at the following link:
https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV9GTGAOVDI_SDIVHGHIGAOVDI

The Site Plan and Traffic Review Committee met on July 7th and submitted the following comments. The applicant subsequently replied, as shown in the italics:

1. If not already done, the applicant shall log into the online portal and make notification payment. Applicant: "Acknowledged."
2. The applicant shall be aware that if construction is proposed close to the sealed well location, the area around the well should be excavated and the well carefully cut off so the sealing material is not disturbed. Applicant: "Acknowledged."
3. The applicant shall provide a fire hydrant coverage map. Applicant: "This was provided on snow management and turning movement figure."
4. The applicant shall be aware that all sides of the building visible to the public shall be treated consistently with quality materials and finishes. Updated building elevations shall be provided to demonstrate consistent design and materials on all sides of the building. Applicant: "The exterior materials are consistent on all sides of the building. Please see sheet A300."
5. The applicant shall be aware that all mechanical equipment must be identified on the site plan and reflected on the building elevations. The applicant shall also provide details showing appropriate screening for mechanical equipment in accordance with Mankato City Code requirements. Applicant: "Acknowledged, to be included in final architectural plans."
6. Applicant shall install Private Drive and No Outlet signage at intersection of Hazeltine Rd and St Andrews Dr. Applicant: "Acknowledged, to be included in final civil plans."
7. Sheet C0.01 - Storm manhole at connection point shall be replaced and 24” Storm that is scheduled to be abandoned shall be removed. Applicant: "Acknowledged, to be included in final civil plans."
8. Sheet C0.01 - Full depth saw cuts shall be noted adjacent to storm connection work. Applicant: "Acknowledged, to be included in final civil plans."
9. Sheet C1.01 – Missing City Street Patch Bituminous Pavement Section. Applicant: "Acknowledged, to be included in final civil plans."
10. Sheet C4.01 – New precast concrete storm manhole shall be provided at storm connection point in St. Andrews Drive. Applicant: "Acknowledged, to be included in final civil plans."
11. Sheet C4.01 – Add a note where the 2” Curb stop is located. Applicant: '"This is noted on C5.01 but will be added to this sheet too."
12. Sheet C4.01 – Size precast concrete drainage structure A-1 to accept future 24” RCP Pipe to be core drilled connected in the future. Applicant: "Noted, the future pipe shown on C4.01 will also be noted as 24-inch."
13. Sheet C5.01 – Hydrant shall be extended to the Utility Easement line to get it outside the proposed driveway. Applicant: "Acknowledged, to be included in final civil plans."
14. Sheet C6.01 – Add temporary traffic control signs to this sheet for Hazeltine Road and St. Andrews Drive per MNTTC Field Manual. Applicant: "Acknowledged, to be included in final civil plans."
15. Applicant shall be willing to remove the temporary road “driveway” encroachment within the city right of way and agrees to petition for the full roadway extension of St Andrews Drive including extension of city utilities. Applicant: "Wouldn’t the current Subdivider’s Agreement recorded against the property cover this?"
16. Applicant shall submit plan on how the property is expected to be accessed when the future St. Andrews Drive is constructed in the future. Applicant: "Shouldn’t this be a consideration of the St. Andrew’s Drive construction project like reconstruction projects would account for elsewhere?"
17. Applicant shall be required to apply for City Work Within Right of Way permit. Applicant: "Acknowledged."
18. Applicant will be required to pay SAC & WAC connection charges based on the City of Mankato assessment policy and fee schedule. Applicant: "Acknowledged."

The applicant has requested a certificate of design compliance for the construction of a new structure in the Highway Gateway Overlay District. 

The subject property is located at 184 St. Andrews Drive, a currently platted lot in the Alexia Subdivision. The site is located in the Highway Gateway Overlay district, which is located at major entryways into the city along arterials corridors, where the design features and standards in the Code are not only to create a positive first impression upon entering the city, but also to establish an image and character that is uniquely Mankato's. As such, a certificate of design compliance is required for construction activities, including the construction of new buildings. 

The proposed use of the site, a professional service office, is a permitted use within the B-3, Highway Commercial zoning district. 

The site will be accessed from St. Andrews Drive by a temporary driveway. The driveway and utilities will be temporary until the full extension of St. Andrews Drive is complete. The private driveway, storm water facilities, and utilities will be maintained privately and may require replacement upon extension of St. Andrews Drive, and a recommended condition of approval is included to this end.

A new, approximately 8,100 square foot building is situated on the northern portion of the 1.13 acre lot, and a parking lot containing 41 parking stalls is located to the east and south of the new building. The site meets the parking standards in the Mankato City Code for this use. One parking stall is required per 250 lineal feet of gross floor area, and thus 30 total parking stalls are required for 7,500 square feet of gross floor area. 

A stormwater management pond is located on the southern side of the lot to service the new, private development on the subject parcel. While the property connects to City storm sewer that drains to an existing R & R stormwater basin, the existing basin was not designed to fully mitigate this property. Therefore, a new stormwater basin is proposed to fully mitigate this development from a peak flow and water quality standpoint. 

The applicant is proposing a new, one-story structure that has floor plans showing offices, paralegal spaces, conference rooms, restrooms, a break room, wellness area, and a reception area. A vestibule, accessed through a shared entrance, is also identified to serve a future tenant space.

Exterior finishes include a mix of Vetter stone veneer, metal channel siding, metal awnings, and aluminum storefronts and windows. Colors have been identified as earth tones. 

Landscaping is shown around the site to provide the necessary tree plantings and screening. Refuse is planned to be stored inside the structure. Lighting and mechanical screening will need to conform to city standards. 

Staff respectfully submits the following findings of fact:

1. The proposed development, including the implementation of the recommended conditions, conforms to the standards of the Highway Gateway Overlay District, as noted under the Mankato City Code.
2. The applicant is proposing to utilize efficiencies in development by connecting to public utilities, storm water, and access. There is a proposed temporary driveway that will accommodate access for clients and staff off the existing St. Andrews.

Staff recommends approval of the Certificate of Design Compliance with the following conditions: 

1. The applicant shall continue to work with City Engineering and Public Works staff to ensure all conditions are met.
2. Submitted finishes shall not be changed without requiring an amendment to the Certificate of Design Compliance. 
3. All equipment shall be screened according to Mankato City Code Chapter 10. 
4. Signage for the development shall conform to Mankato City Code standards and a sign permit shall be obtained for any proposed signage prior to fabrication and installation. 
5. If a dumpster enclosure is ever installed on the subject property, it shall be fully screened in accordance with Mankato City Code standards. 
6. Parking lot shall be screened according to Mankato City Code Chapter 10. 
7. All new exterior light fixtures shall be of a full-cut, fully shielded style and meet Mankato City Code. Submitted photometric plans shall demonstrate lighting levels at or below the maximum of ½ foot candle at all property lines.
8. The applicant shall submit the final civil plans for Department of Public Works review and approval. 
9. The private driveway, storm water facilities, and utilities will be maintained privately and may require replacement upon extension of St. Andrews Drive.
10. The applicant shall submit and record a maintenance plan for all private areas, utilities, ponds, and drives.  The document shall address financing of maintenance and replacement activities.