Southwest Minnesota Housing Partnership is seeking preliminary and final plat approval of the Good Counsel Hill subdivision, a conditional use permit to allow more than one building on a single lot within an O-R, Office Residential, zoning district, a planned unit development to establish and permit mixed uses within the development, and an amendment to the Institutional Overlay District to allow an updated campus development plan. The updated plan includes the addition of parking and the reuse of existing spaces located within the current structures on the campus.

The property is legally described as Outlot B, School Sisters of Notre Dame Subdivision, according to the plat on file at the Blue Earth County Recorder’s Office, Blue Earth County, Minnesota (170 Good Counsel Drive - Blue Earth County PID's R010905379005 and R010908201007).

Preliminary and Final Plat
The applicant, Southwest Minnesota Housing Partnership (SWMHP), is requesting preliminary and final plat approval for Good Counsel Hill. The proposed Lot 1, Block 1 encompasses 40.63 acres. This plat area consists of the current Outlot B, which is part of the School Sisters of Notre Dame Subdivision platted in 2022.

Streets
The proposed plat is located along the existing local street, Good Counsel Drive. The current right-of-way width is 60 feet, which meets Code requirements for a local street and aligns with the roadway designation in the City of Mankato Complete Streets Plan and Policy. The street location is not proposed to change with the plat. However, the plat shall dedicate additional right-of-way at the existing cul-de-sac to accommodate a full cul-de-sac installation when future street reconstruction occurs. The area of dedication will be subject to City Engineer approval to verify the cul-de-sac dimensions and standards are achieved. A condition of approval is included.

The Complete Streets Plan and Policy does not identify a sidewalk or trail along Good Counsel Drive to serve this property.

Easements
An existing 50' foot utility easement is shown along the southerly property line, and an existing 10-foot utility easement is shown along Thompson Ravine Road. Standard utility easements are provided around the entire perimeter of the lot in accordance with the Mankato City Code. Existing utility easements traverse the site in multiple locations and are shown on the plat.

A private drainage easement is shown for the future construction of a pond on the northern property line. This pond is not included in the present Phase 1 request. When a future phase includes the stormwater feature crossing the property line, a private easement will be required.

The applicant has submitted utility and access easement documents for shared access and utility functions between Loyola and this property.

Block and Lot Standards
The proposed plat consists of one lot and one block totaling 40.63 acres. The lot encompasses the previously platted School Sisters of Notre Dame campus area and includes the entirety of Outlot B from the prior subdivision.

Public Sites and Open Spaces
The approval of the School Sisters of Notre Dame Subdivision included a condition requiring a parkland dedication payment of $11,250 for Lot 1, Block 1. Outlots were required to make payments in the future based on anticipated use and acreage. A parkland dedication payment will be required for Outlot B under this proposed plat. In accordance with Code standards, the county assessor is evaluating the value to determine the appropriate payment amount.

Sanitary Storm Drains
The site is currently served by a sanitary sewer line that connects to the City system on 4th Street through an existing easement. This sanitary line is shared with other users under private agreements.

Water
The site is presently served by a private water system, including two wells and a private water tower. The North City Reservoir, located north of the proposed plat, is planned for upgrades in the coming years. That project will provide infrastructure to serve hilltop campuses. However, the specifics of the connection to the City system have not yet been determined. These details include connection location, metering requirements at both the City connection and individual buildings, billing agreements, and the abandonment of the existing Good Counsel/SSND system (wells, tower, treatment facilities, etc.). A recommended condition of approval requires that, concurrent with final plat execution, the applicant enters into a development agreement outlining how these matters will be resolved once public system upgrades occur.

A recommended condition also requires the applicant to provide documentation demonstrating that required minimum fire flow is met for sprinklered and non-sprinklered/partially sprinklered buildings in accordance with Minnesota Fire Code Section 507.3.

Environmentally Sensitive Areas
The subject site has been delineated for wetlands. One wetland is identified on the preliminary plat, and no impacts to the wetland are proposed. The property contains sloped and bluff areas. Any future impacts to these areas are prohibited, and all development must maintain a minimum 10-foot setback from the bluff. The site also contains substantial areas designated as woodlands under the City’s environmentally sensitive areas map. No impacts are proposed to these woodland areas. In compliance with Mankato City Code, a conservation easement or other Code-approved mechanism must be placed over the woodland areas at the time of platting. A recommended condition of approval is included for this requirement.

Planned Unit Development (PUD) and Conditional Use Permit (CUP)

Code Details on the Requests
The property is zoned Office-Residential with an Institutional Overlay. The applicant states that the proposed uses largely reflect existing permitted and historical uses of the campus. The PUD request is intended to recognize the mixed-use nature of the property, allow shared parking arrangements, and address potential zoning questions related to continued use of the site consistent with its historical function. SWMHP intends to use the property in a manner closely aligned with its traditional use.

A PUD is intended to encourage efficient use of land and resources, support efficient provision of public and utility services, and promote innovative development. Public benefits of a PUD may include:

Preservation and enhancement of desirable site characteristics and open space.

1. A development pattern that preserves natural vegetation and topographic or geologic features.
   
   
2. Preservation and enhancement of historic and natural resources that contribute to the city’s character.Use of design, landscaping, or architectural features to create a high-quality environment.
3. Provision of varied housing types consistent with the city's housing goals.
4. Elimination of blighted structures or incompatible land uses through redevelopment or rehabilitation.Business or commercial development that supports the local economy and tax base.
5. Efficient use of land resulting in more cost-effective public utilities, streets, schools, and facilities

The applicant also seeks a CUP to allow more than one building on a single lot. The Good Counsel campus contains multiple buildings, including the Florian, Schied, and Marian Hall buildings, all located on one lot. In the O-R district, “grouped housing projects” are allowed only with a CUP.

Project for Review with this Request
The current request seeks approval of Phase 1 only. Phase 1 is limited to existing buildings and does not include physical site improvements or expansions. The applicant proposes the following Phase 1 components:

• Isidore Hall West – 17 residential units
• Isidore Hall West – 13,000 square feet of office space
• Isidore Hall East – 10 residential units
• Isidore Hall East – 5,000 square feet of office space
• Chapel – assembly space for 350 occupants
• Theresa Hall – 25 residential units
• Theresa Hall – 4,000 square feet of office space
• Schied Hall – 2 to 3 residential units

The applicant’s narrative describes the residential units as general occupancy workforce housing—primarily studio, one-bedroom, and two-bedroom units—targeting moderate incomes at approximately 80 percent of area median income. They are not income-restricted units. Existing building configurations result in smaller unit sizes, limiting larger households. Proposed amenities include on-site laundry, common rooms, parking, secure building access, property management, maintenance, housekeeping, bike racks, and a playground. Tenants may also have access to reduced-price performing arts events and potential meal service through a future assisted living provider.

Staff recommends that Phase 1 be limited by the number of available code-compliant parking stalls, estimated at 113. Additionally, staff recommends excluding Scheid Hall from Phase 1 approval until updated floor plans for the space are submitted.
Parking
The applicant proposes to meet Phase 1 parking needs by using existing paved areas on the site. The Phase 1 site plans submitted show a total of 154 parking stalls without site modifications. This total consists of 134 surface stalls and 20 garage stalls. The applicant intends to stripe and restripe existing asphalt areas and utilize an existing 16-stall garage structure and four garage stalls located in Florian Hall.

Staff review concludes that the proposed 154-stall configuration does not meet City Code parking dimension standards or fire access requirements for stall size and drive-aisle widths. After analyzing all existing areas shown on the plan, staff has determined that only 113 parking stalls meet Code standards. Fire access requirements include a minimum 20-foot drive aisle for fire and emergency vehicles.

The applicant’s submission identifies the following parking requirements:

• Isidore Hall West – 17 residential units; 1.5 stalls per unit: 26 stalls required.
• Isidore Hall West – 13,000 square feet of office space; 1 stall per 250 sq. ft.: 52 stalls required.
• Isidore Hall East – 10 residential units; 1.5 stalls per unit: 15 stalls required.
• Isidore Hall East – 5,000 square feet of office space; 1 stall per 250 sq. ft.: 20 stalls required.
• Chapel – 350-seat assembly space; 1 stall per 4 seats: 88 stalls required.
• Theresa Hall – 25 residential units; 1.5 stalls per unit: 38 stalls required.
• Theresa Hall – 4,000 square feet of office space; 1 stall per 250 sq. ft.: 16 stalls required.
• Schied Hall – 2 to 3 residential units; 1.5 stalls per unit: 3 stalls required.

Total required parking for Phase 1 uses is 170 stalls. The site contains only an estimated 113 code-compliant stalls. A recommended condition requires that Phase 1 uses be limited to available code-compliant stalls, which are estimated to be 113.

Parking for the chapel is proposed off site at the Kato Ballroom. The applicant has provided a Memorandum of Understanding allowing use of the ballroom’s lot and intends to use shuttle service for chapel events. The applicant also notes that past events have used off-site parking with shuttle service and that formalized agreements will be finalized at the time of the development agreement. A recommended condition limits Phase 1 usage of the chapel and provides direction on event frequency and timing based on assumptions in the traffic impact study’s Special Event Consideration section.

Parking plans for Phase 1 involve restriping existing paved areas. No new hard-surfaced areas, stormwater facilities, or grading work are included in Phase 1. The applicant has requested flexibility to temporarily use existing non-standard parking dimensions, stating that substantial parking improvements will be implemented within one to two years and that temporary use will allow redevelopment to proceed promptly. Staff recommends that only Code-compliant parking be used to ensure safe and consistent emergency access.

Future phases include additional parking construction. However, such improvements are not part of the current Phase 1 request and will require additional review and approval through amended PUD, CUP, and/or IO applications.

Bicycle parking must be provided in accordance with the Mankato City Code. For nonresidential and multifamily uses with 40 or more automobile parking spaces, bicycle parking equal to five percent of the total number of automobile spaces is required. The applicant’s plan shows nine bicycle parking stalls north of Isidore Hall East.

Floor Plans
The applicant has provided a floor plan illustrating the full campus build-out, totaling 110 units. However, only Phase 1 is under consideration.

Phase 1 floor plans show 53 dwelling units and 5 guest suites. The applicant notes that total bedroom count in Phase 1 is 65, representing a 30 percent reduction in bedrooms and 37 percent reduction in units compared to existing conditions, due to combining multiple existing bedrooms into larger dwelling units.

While floor plans show 58 total residential type units, the parking analysis lists 52 units. A recommended condition requires that Phase 1 usage be limited to available code-compliant parking and that guest suites be included in parking calculations.

Phase 1 first floor plans include office uses in Isidore Hall West and East and in Theresa Hall. Parking is currently sufficient only for office use in Isidore Hall. The recommended condition limiting occupancy based on available parking addresses these discrepancies.

Second through fourth floor plans depict residential units as follows:

Second Floor:
• Isidore West: three, two-bedroom units, five, one-bedroom units
• Isidore East: three, two-bedroom units, one, one-bedroom unit, one studio
• Guest suites: five
• Theresa Hall: five studio units, five, one-bedroom units
Total: 28 units

Third Floor:
• Isidore West: three, two-bedroom units, five, one-bedroom units
• Isidore East: three, two-bedroom units, two, one-bedroom units, one studio
• Theresa Hall: eight, one-bedroom units
Total: 22 units

Fourth Floor:
• Theresa Hall: eight, one-bedroom units
Scheid Hall is shown in the application as having 2 to 3 future residential units. However, submitted plans consist of the original building blueprints showing former uses such as parlors, study halls, guest rooms, and music rooms. No updated reuse or renovation plan has been provided. Staff recommends excluding Scheid Hall from Phase 1 approval until appropriate plans are submitted. A recommended condition reflects this requirement.

Traffic
The applicant has submitted a Traffic Study evaluating full build out of the campus. The study assesses existing traffic conditions, identifies potential impacts of the proposed development, and provides recommendations for improvements if needed.

The full-build scenario, reflecting multifamily units, assisted living, office uses, and a boutique fitness studio, is projected to generate 1,183 daily trips. This figure excludes special event traffic associated with the chapel (included in Phase 1), the gymnasium (not included in Phase 1), and a future 4,210, square-foot conference room. These special uses were excluded because their events are limited—approximately 10 per year—and typically occur outside peak traffic hours. Because of this, a recommended condition for Phase 1 limits chapel and future gymnasium events to a total of 10 per year.

A warrant analysis was conducted for the intersection of North Riverfront Drive and Good Counsel Drive, evaluating three potential traffic control alternatives: retaining the existing configuration, implementing a three-quarter access, and constructing a roundabout.

A Summary findings can be found in the Traffic Study link above. 

Open Spaces
The applicant notes that the campus contains abundant open and green space. They do not intend to share recreational areas with Loyola. Future funding applications may require installation of a playground, which will be shown on future site plans. Because the applicant intends to provide workforce housing that may include children, a recommended condition requires submission of an open space plan showing a playground system suitable for the development. This plan must be submitted with the building permit and the playground must be installed prior to or concurrent with Phase 1 occupancy.

Full, Future Build-Out
This approval applies only to Phase 1, which uses existing buildings and does not include new impervious surfaces, stormwater facilities, or site modifications. The applicant’s narrative indicates that the full buildout may include up to 110 residential units, 51 assisted living beds, and up to 30,000 square feet of office and supporting space (such as a museum, catering kitchens, educational areas, maker space, leasing office, and accessory uses). A recommended condition requires that any future phases or proposed uses must be submitted for amended zoning approvals.

Because Phase 1 does not include new impervious areas or stormwater facilities, future phases involving additional hard surfacing or parking will require full review. A recommended condition requires the applicant to address all infrastructure-related comments noted in the April 15, 2026 letter to the satisfaction of the City Engineer/Construction Services prior to submitting any additional phases. This includes, but is not limited to, compliance with stormwater outfall requirements (item “M” in the letter).