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AGENDA RECOMMENDATION |
Consent Calendar 6.G.
City Council Regular Meeting
- Meeting Date:
- 08/08/2022
Agenda Item:
Resolution approving the Final Plat of School Sisters of Notre Dame Subdivision. The subject property is described Lots 7-45, Highwood; Lots A-H, Duke’s Subdivision; Lots 18-20, Shaws Addition to Mankato; Outlot No. 1 & 2, Duke’s 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 Council Drive); by request of School Sisters of Notre Dame Central Pacific Province.
Recommendation/Action(s):
At the July 27, 2022, meeting, the Planning Commission recommended adoption of the resolution approving the final plat.
Summary:
The School Sisters of Notre Dame Central Pacific Province is requesting a final plat review of the School Sisters of Notre Dame Subdivision. The subject property is described as Lots 7-45, Highwood; Lots A-H, Duke’s Subdivision; Lots 18-20, Shaw’s Addition to Mankato; Outlot No. 1 & 2, Duke’s 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 Council Drive).
The proposed one-block subdivision contains one-lot and four-outlots. The subdivision is being proposed to facilitate the sale of a portion of the property from School Sisters of Notre Dame Central Pacific Province to Mankato Loyola. The proposed plat only depicts existing uses on the property. No future uses are contemplated as part of this subdivision. Lot 1, Block 1 contains 50.18 acres and is the location of Mankato Loyola School. The remaining property within the subdivision will be 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. Outlot C is the area currently depicted as Highwood Subdivision.
The replatting of this property to an outlot will require 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.
The proposed plat also depicts easement areas for existing storm, water, sanitary sewer, and an underground telephone cable. The 30' sanitary sewer easement, 20' water easement, and telephone easement extend from Outlot B to Fourth Street. A drainage and utility easement are depicted on the southwest corner of Outlot B.
According to the parks and open space plan, the typical radius of a neighborhood park service area is ¼ mile and the size is between three and eight acres. This represents five percent of the developable land in the service area. The payment in lieu is for areas where land has already been acquired. The payment rate is then 5% of the gross unimproved land value, as established by the County Assessor, and the payment is used for park development through a dedicated fund. The subject property is within the service area of Tourtellotte Park, which is also considered a neighborhood park with associated amenities, and also in need of capital improvements that are not associated with the community pool. Those improvements include playground equipment and softball field improvements.
Non-residential uses are still required to provide a payment in lieu due to park usage demands. In cases such as schools, the payment is based on the area around the facility (building, drives, and yard spaces – but excluding field areas), because that is the generator of the demand. For this case, staff found a comparable piece of vacant property owned by the school district that was unimproved and was valued at $25,000 per acre. The area of the Loyola facility was calculated at 9 acres, with the parking lot not included as it is also used for the fields. The calculation of 9 acres at $25,000 per acre and 5% of the resulting value is $11,250.
The outlots will be required to make a payment-in-lieu of parkland dedication as they develop in the future.
Development of any of the outlots depicted on the plat will require additional review by the Mankato City Council.
The preliminary plat was approved with the following conditions:
The proposed one-block subdivision contains one-lot and four-outlots. The subdivision is being proposed to facilitate the sale of a portion of the property from School Sisters of Notre Dame Central Pacific Province to Mankato Loyola. The proposed plat only depicts existing uses on the property. No future uses are contemplated as part of this subdivision. Lot 1, Block 1 contains 50.18 acres and is the location of Mankato Loyola School. The remaining property within the subdivision will be 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. Outlot C is the area currently depicted as Highwood Subdivision.
The replatting of this property to an outlot will require 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.
The proposed plat also depicts easement areas for existing storm, water, sanitary sewer, and an underground telephone cable. The 30' sanitary sewer easement, 20' water easement, and telephone easement extend from Outlot B to Fourth Street. A drainage and utility easement are depicted on the southwest corner of Outlot B.
According to the parks and open space plan, the typical radius of a neighborhood park service area is ¼ mile and the size is between three and eight acres. This represents five percent of the developable land in the service area. The payment in lieu is for areas where land has already been acquired. The payment rate is then 5% of the gross unimproved land value, as established by the County Assessor, and the payment is used for park development through a dedicated fund. The subject property is within the service area of Tourtellotte Park, which is also considered a neighborhood park with associated amenities, and also in need of capital improvements that are not associated with the community pool. Those improvements include playground equipment and softball field improvements.
Non-residential uses are still required to provide a payment in lieu due to park usage demands. In cases such as schools, the payment is based on the area around the facility (building, drives, and yard spaces – but excluding field areas), because that is the generator of the demand. For this case, staff found a comparable piece of vacant property owned by the school district that was unimproved and was valued at $25,000 per acre. The area of the Loyola facility was calculated at 9 acres, with the parking lot not included as it is also used for the fields. The calculation of 9 acres at $25,000 per acre and 5% of the resulting value is $11,250.
The outlots will be required to make a payment-in-lieu of parkland dedication as they develop in the future.
Development of any of the outlots depicted on the plat will require additional review by the Mankato City Council.
The preliminary plat was approved with the following conditions:
- The applicant shall confirm the location of utilities on the site and submit a utility servicing plan.
- The applicant shall identify the location of the break line for the environmentally sensitive slope area on all proposed lots of record.
- The applicant shall record easements for private utilities in conjunction with recording the final plat.
- The applicant shall make a payment in lieu of parkland dedication in the amount of $11,250 for Lot 1, Block 1. Outlots will be required to make payments in the future based on the anticipated use and acreage.