CY41-25

Request of Rice Companies, with permission of the property owner, for 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, and for an easement vacation. The subject properties are described as Lots 1 and 2, Block 1, Westman Industrial Park No. 2, Mankato. (2416 Volk Avenue, Blue Earth County PID R010906127022 and R010906203006).

The applicant is 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, and for an easement vacation.

The subject properties are described as Lots 1 and 2, Block 1, Westman Industrial Park No. 2, Mankato. (2416 Volk Avenue, Blue Earth County PID R010906127022 and R010906203006).

The subject properties are currently vacant.

The subject properties are zoned PI, Planned Industrial District.

There are no known environmentally sensitive areas on the site.

Public utilities are available to the proposed project area from Volk Ave and Lundin Blvd. Existing residential water and sanitary infrastructure is present within the site connected off of Volk Ave, this is proposed to be removed. The applicant proposes to connect water/sanitary sewer from Volk Ave to the site.

The applicant, Rice Companies, 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, and for the vacation of an existing utility easement that lies under the location of the proposed building.

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

Mankato City Code allows unenclosed storage of material, products and equipment in the PI, Planned Industrial Zoning District, through the issuance of a Conditional Use Permit, as long they conform 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 enclosed outside storage area on the western side of Volk Ave across Lots 1 & 2 of Block 1 of Westman Industrial Park No. 2. Subdivision.  

Two accesses are shown to the proposed site, one from the south-side of Lundin Blvd and one from the west-side of Volk Ave. The existing driveway, apron, and curb from Volk Ave are to be removed and infilled. 

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

The outdoor area proposed to be used for storage of equipment and other business-related items is shown to be paved primarily with bituminous material, and concrete apron which surrounds the building. This area is shown to be fully enclosed by a 6'-tall chain-link fence with privacy slats and two 30'-wide double slide gates facing east on either side of the building. The proposed fence is stated to meet the minimum 90% screening opacity for outside storage areas required by City Code. 

A trash enclosure screened by metal paneling , similar to that of the building, is shown along the rear side of the building, 

A fuel station is shown within the unenclosed storage area. Two above-ground storage tanks: one 500-gal tank for the storage of gasoline, and one 1, 000-gal tank for the storage of diesel fuel. The above-ground storage tanks are products of "Midwest Industrial Tanks" and are constructed of double-walled steel elevated from the ground. Due to the volume, contents, and location of the tanks, these aboveground storage tanks must conform with Sec. 10-1503 of the Mankato City Code as well as the MPCA's standards for aboveground storage tanks. Aboveground storage tanks must be reviewed and approved by the City's Building Official, Fire Marshal, and Zoning Administrator to be considered "permitted" in the PI, Planned Industrial Zoning District. Once reviewed and approved, the dispensing of flammable and combustible liquids from one aboveground tank of up to 560-gallon capacity of Class I liquids (gasoline); and up to two tanks of not more than 1,000-gallon capacity per tank of Class II or Class III liquids (diesel fuel) is permitted in the PI, Planned Industrial Zoning District.

The applicant will also need to notify the MPCA, using the correct notification form, of the installation of these proposed tanks. The applicant has agreed to notify the MPCA within the required timeframe. These storage tanks are shown to be enclosed by bollards to protect them from vehicles. Fueling of vehicles has not been specified to occur on site, but if it is to occur, MPCA substance transfer area requirements may need to be met. 

Bollard-mounted power receptacles "at charging station" are shown along the northern boundary of the unenclosed storage area. 

Exterior elevations have been provided showing the proposed 10,000 Sq. Ft. building.

The front facade / eastern elevation is shown to consist of two-toned pre-finished metal panels, pre-finished 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 flanking each, wall pack lighting, two entry doors, and three windows. 

The rear facade / western elevation shows an uninterrupted pre-finished metal panel finish, with a wall pack light. 

The northern side elevation mirrors the five 14'x14' overhead doors with bollards flanking each wall pack lighting, three entry doors, and one window. 

Exterior finishes are shown to consist of pre-finished metal paneling from Butler-Cote; to be colored “Cool Majestic Blue” and “Cool Igloo White”. The PI, Planned Industrial Zoning District allows for an exterior wall finish of "factory fabricated and finished metal framed panel construction, glass, prefinished metal (except for unpainted galvanized iron), or plastic".

The site plan shows the planting of Black Hills Spruce and Spring Snow Crabapple trees in an alternating pattern every 25' around the boundary of the front yard parking area and southern side-yard outdoor storage area. The applicant will be required to provide Landscaping Detail sheets that demonstrate conformance with Chapter 10, Article X, Division 8 of the Mankato City Code, which include, but not limited to, the size of the vegetation at planting and planting details.

For on-site drainage, a limestone rip-rap swale is shown to be constructed along the northern and northwestern property boundaries. This area is shown to be partially landscaped with ornamental trees, grasses, and shrubbery. Additionally, a "stormwater area" is proposed to be located on the northern extent of the property, west of the driveway from Lundin Blvd. The applicant has stated that they confirmed the swale proposal meets City Code. Plans provided by the applicant show the hard-surfaced areas of the site draining to the north, towards the proposed swale. The applicant will need to provide an engineered drainage plan demonstrating the sufficiency of the proposed on-site drainage. 

The site plan shows a portion of curbing along the eastern boundary of the proposed parking area. Mankato City Code requires that developments within planned industrial zones have a six-inch-high insurmountable curb around the perimeter of the parking area and driveway. Plans will need to be amended to show conformance with this requirement.

The proposed site plan shows full cutoff wall packs installed at regular intervals along the elevations of the building. Additionally, light poles with "house side shields" are shown to be placed at regular intervals along the boundaries of the unenclosed storage area, and by the fuel station. A photometric plan demonstrating conformance with Mankato City Code has been provided.

The applicant states that the utilities that will be servicing this property are located along the east side of the property, parallel with Volk Ave, and that they will be connected to the new building and parking lot. The site plan shows the proposed water/sanitary sewer utility connections to occur from Volk Ave to the NE extent of the proposed building. The applicant will be subject to utility connection fees. The site plan provided also shows a "new transformer location" between the eastern extent of the parking area and Volk Ave. 

The Site Plan submitted shows "Building-mounted signage" on the front facade of the building, as well as a monument sign along Lundin Blvd. All signage must be reviewed and permitted prior to instillation. 

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

The applicant states that: "United Rentals is 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 intended use of the Mankato branch is to occupy the premises for sales, rentals, storage (both indoor and outdoor), warehousing, maintenance, and repair of construction equipment, tools, and contractor supplies. The Mankato branch location currently employs 13 team members from the local area, and with this new facility, it will allow them to grow their business and the number of employees within the community. The outdoor storage will be used to stage equipment (both indoor and outdoor) that consists of scissor and boom lifts, forklifts, telehandlers, mini excavators, skid steers, aerial platforms, and lighting equipment, etc.". A detailed narrative that describes the proposed number of employees, the maximum number of employees on a single shift, and the hours of operation will need to be provided. 

Unsealed Wells:
Timothy Grant of Blue Earth County provided a letter to Molly Westman on August 12th, 2025, stating that "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". Within the enclosed documentation were a series of maps and images displaying the presence of previous residential properties on the site, as well as sealed wells in the area. Due to these site conditions, the applicant will be required to investigate for unsealed wells and soil concerns, like remaining foundations or improper fill. If unsealed wells are found to be located on site, the applicant must work with Blue Earth County to property record and seal the wells. 

Vacation

The applicant is also seeking the vacation of an existing 25'-wide utility easement that lies under the location of the new building. This easement overlaps the existing driveway from Volk Avenue onto the subject property.

The applicant intends to vacate this easement for the purposes of constructing a 10,000 Sq. Ft. building. Without the vacation of the utility easement, the applicant would not be able to construct the building as proposed. Bolton & Menk, on behalf of the applicant, has created a detailed exhibit displaying the proposed easement vacation area and legal description of said area. This proposed 5,697 Sq. Ft. easement vacation preserves the 10' dedicated utility easement along the eastern property boundary, as required.

Xcel Energy has existing overhead utilities present within the easement. The applicant will need to work with Xcel to remove/relocate these utilities as it appears they would not be able to remain with the proposed project. The applicant stated that they intend to eliminate the overhead power lines at the time of relocation of electricity and connection of the new building.