Motion approving the Preliminary Plat of Good Counsel Meadows Subdivision (PID's R010905379004, R010905379005, etal.); by request of the Southwest Minnesota Housing Partnership.

At the June 25, 2025, meeting, the Planning Commission recommended the Council make a motion approving the preliminary plat with conditions.

Southwest Minnesota Housing Partnership is requesting a review of the preliminary plat of Good Counsel Meadows.

History 
In June 2022, the Mankato City Council approved the final plat review of School Sisters of Notre Dame Subdivision. The subdivision included the replatting of Lots 7-45, Highwood Addition to Mankato; Lots A-H, Dukes' Subdivision; Lots 18-20, Shaw’s Addition to Mankato; Outlot Nos. 1 & 2, Dukes' Addition; Part of the Southeast Quarter of Section 5, Township 108 North Range 26 West; and Part of Northwest Quarter of the Northeast Quarter of Section 8, Township 108 North Range 26 West (145 Good Counsel Drive).

The School Sisters of Notre Dame Subdivision contains one-lot and four-outlots and was proposed to facilitate the sale of a portion of the property from School Sisters of Notre Dame Central Pacific Province to Mankato Loyola. Lot 1, Block 1 contains 50.18 acres and is the location of Mankato Loyola School. The remaining property within the subdivision is depicted as outlots. Outlot A, encompassing 1.78 acres, is the location of an existing cemetery. Outlot B, depicted as 41.96 acres, is the School Sisters of Notre Dame campus.  No future uses are contemplated as part of this subdivision.
Outlot C is the area currently depicted as Highwood Subdivision. The replatting of this property to an outlot required a new plat in conformance with the R-2 standards if any development is proposed for this area. Outlot D is 8.35 acres and is the location of the existing barn building and community garden plots.

Current Proposal
The subject property is described as part of Outlot C, School Sisters of Notre Dame Subdivision, a portion of vacated Ruth Street as shown in the Subdivision of Outlots Dukes Second Addition – Highwood, part of Outlot B, School Sisters of Notre Dame Subdivision, part of Lots 1, 2, 17, 18, Block 13, Shaw’s Subdivision, City of Mankato (PID R010905379004, R010905379005, etal).

The applicant is proposing a 2-block, 11-lot subdivision. Block 1 contains eight single-family dwelling lots. Each lot in Block 1 is 6,500 square feet, which exceeds the minimum lot size requirements. The lots were required to provide additional depth to meet the shoreland requirements for Thompson Creek, protected water.

Block 2 contains three lots, which range in size from .37 acres to .84 acres. 

Outlot A would serve as the location for the storm water pond for the development. Outlot B is not planned for development at this time, and should future development be considered, replatting of this lot would be required.

Access
The lots in Block 1 would be served by access that would connect to North 4th Street at the intersection of East Ruth Street and East Mabel Street. The applicant will need to provide a refuse and snow removal plan for both the access road and sidewalk serving the development. 

Block 2 of the proposed subdivision will have driveways connecting to 4th Street.

Utilities
Utilities are provided to the subdivision via connections to sewer and water services located in the 4th Street right-of-way. The lots in Block 1 will connect directly to the services in 4th Street. A secondary main will be extended to Block 2 of the subdivision from 4th Street.

Storm water will be directed to the retention pond located to the east of Block 1. The pond will outlet into the storm system within 4th Street.

Findings
The Planning Commission recommended the following findings:

General Requirements:

1. The site is designed in conformance with the location and width of streets, the general drainage location, lot sizes and arrangement.
    
2. A drainage study has been submitted to verify compliance with the city drainage requirements.
3. The site provides storm drains and stormwater ponds that outlet into the city's stormwater facilities at the rates and volumes allowed by the MS4 permit.

Streets:

1. The street right-of-way widths conform to the standards listed in Chapter 10 of the Mankato City Code.
2. The proposal will vacate a portion of Ruth Street.

Easements:

1. The proposed preliminary plat provides the standard easements required in Chapter 10 of the Mankato City Code.

Block Standards:

1. The blocks within the subdivision were designed for the intended end use as residential lots.

Lot Standards:

1. The lots within the subdivision are intended for residential development. The lots are designed in conformance with the standards set forth in Chapter 10.
2. The concept plan for the residential areas conforms to the minimum lot size requirements.

Public Sites and Open Spaces:

1. The applicant is not required to make a park dedication as the property was previously platted.

Recommendation
The Planning Commission recommends approving the preliminary plat with the following conditions:

1. The applicant shall provide a hydraulic report in conformance with the grading manual.
2. The applicant shall enter into a subdivision agreement for any public improvements made to the property.
3. The proposed ponds should be located on separate outlots and publicly owned.
4. The lighting in the residential areas should meet the city lighting standards for residential neighborhoods.   
5. The applicant dedicate any easements or rights-of-way on the final plat. 
6. The applicant shall work with the Department of Public Works to determine if the access road should be considered a private or public alley.
7. The applicant shall obtain a final plat prior to any construction beginning on the site.
8. The applicant shall be required to pay water and sewer connection fees. That fee will be $2,527.07 per residential unit and would apply at time of permitting.