CY 46-25

Request of Widseth, on behalf of the developer, Southwest Minnesota Housing Partnership, with permission of the property owner, for a final plat review of Good Counsel Meadows plat. The subject property is generally described as Outlot C, School Sisters of Notre Dame Subdivision; part of vacated Ruth Street; part of Outlot B, School Sisters of Notre Dame Subdivision, etal.  

The anticipated date of City Council action is October 14, 2025. 
 

The applicant is Widseth, on behalf of Southwest Minnesota Housing Partnership.

The applicant is requesting a final plat review of Good Counsel Meadows subdivision.

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, Blue Earth County (Blue Earth County PID R010905379004, R010905379005, etal).

The land use is currently defined as public-semi-public. 

The subject property is zoned R-2, one and two family dwelling district. 

The Mankato City Council approved the preliminary plat on July 14, 2025, 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 shall meet the city lighting standards for residential neighborhoods.   
5. The applicant dedicate any easements or right-of-way on the final plat. 
6. The applicant shall work with the Department of Public Works to determine if the access road be considered private or a 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.

The subject property contains environmentally sensitive areas, including sloped and woodland areas. Due to the proximity to Thompson Creek, a portion of the subject property is also located within a Shoreland District. 

The property is not currently served by public utilities. The developer will be responsible for connecting to existing utilities located in N. 4th Street and will be subject to the associated connection fees. 

The R-2 zoning district can be viewed at the link below. 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTIIREDI_DIV4OMIDWDI_S10-131PU

The site plan and traffic advisory committee met on September 9th, 2025 and submitted the following comments: 

1. The applicant shall be aware of inconsistency of outlot labeling between the preliminary and final plat.
2. The applicant shall confirm the development window of lot 1 block 2.
3. The applicant shall be aware that the City of Mankato Public Works department has not received a proper drainage plan and storm water management plan to conduct an appropriate review of this project.
4. The applicant shall be aware that addresses are forthcoming.
5. The applicant shall provide a woodland impact plan in accordance with the Mankato City Code.

History

At its July 14, 2025, meeting, the Mankato City Council approved the preliminary plat of the Good Counsel Subdivision, which encompasses a portion of Outlot C of the School Sisters of Notre Dame Subdivision. The approval was granted subject to several conditions intended to ensure conformance with city standards and policies.

The conditions of approval included the submission of a hydraulic report in compliance with the grading manual, which the applicant has now provided for review with the final plat. A subdivision agreement was also required for any public improvements associated with the development, and the applicant has submitted cost estimates and civil design plans to facilitate preparation of this agreement. The Council directed that stormwater ponds be located on separate, publicly owned outlots; however, because no public stormwater will utilize the proposed ponds, they will be privately owned and maintained. Residential lighting within the subdivision must meet city standards, and this requirement will be reviewed at the time of building permit application. The Council also required the dedication of necessary easements and rights-of-way, which have been provided on the final plat. Further, the Department of Public Works determined that the subdivision’s access road will function as a private alley rather than a public facility. The applicant is addressing the condition that a final plat be obtained prior to construction through the current submittal. Finally, water and sewer connection fees of $2,527.07 per unit will be assessed at the time of permitting.

Current Proposal

The applicant is requesting approval of the final plat for Good Counsel Meadows. The subdivision consists of two blocks and four outlots. Block 1 contains eight lots, each approximately 0.15 acres (6,535 square feet) in size, while Block 2 contains three lots: Lots 1 and 2 at 0.37 acres each, and Lot 3 at 0.84 acres. Standard easements are identified throughout the plat. The proposed land use for all lots is single-family residential development.

The final plat reflects modifications to the outlots. Outlot A will be dedicated to the City of Mankato, as utilities are located within this portion of the subdivision. The applicant intends to request access across Outlot A for a private road that will connect to Outlot B. An easement agreement will be executed to address access rights, as well as provisions for maintenance, repair, reconstruction, snow removal, and liability. Outlot B will function as the private drive serving the subdivision and will be privately owned and maintained by the applicant or successors in title.

Stormwater management for the development will be provided through a retention pond identified as Outlot C. The drainage study prepared for the project determined the pond was necessary to serve private stormwater needs. Outlot C will therefore function as a stormwater facility and open space. Outlot D is proposed to remain undeveloped.

Access

Access to Block 1 will be provided by a private drive connecting to North 4th Street at the intersections of East Ruth Street and East Mabel Street. The applicant will be responsible for providing refuse collection facilities and for submitting a snow removal plan covering both the private drive and the sidewalks serving the development. Adequate emergency vehicle access and turnaround areas will also be required to be provided within the private drive providing access to the rear of the properties.

Block 2 will obtain access through individual driveways connecting directly to North 4th Street.

Utilities

Public utilities will be extended to serve the subdivision. Water and sanitary sewer connections will be made to existing mains located within the North 4th Street right-of-way. The lots in Block 1 will connect directly to these mains, while a secondary main will be extended to serve Block 2.

Stormwater generated within the subdivision will be directed to the retention pond in Outlot C, located east of Block 1. The pond will ultimately discharge into the stormwater system within North 4th Street.

The staff recommend the following findings of fact:

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 by meeting the right-of-way standards.
2. The proposal will vacate a portion of Ruth Street right-of-way.

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 parkland dedication, as the property was previously platted.

Based on conformance with the preliminary plat, staff recommends approval of the final plat.