CY30-25

Request of Widseth, with permission of the property owner, for the preliminary 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, 1, 18, Block 13, Shaw’s Subdivision, City of Mankato, Blue Earth County (Blue Earth County PID R010905379004, R010905379005, etal).

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

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

The applicant is requesting a preliminary 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 southwestern corner is located within the shoreland district. There are also sloped and wooded areas on the subject property.

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

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

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSDE_ARTIIREDI_DIV4OMIDWDI
 

The site plan and traffic advisory committee met on June 10, 2025. Below are the comments. 

1. The alley and sidewalk shall be privately owned and maintained in the back of homes.  
2. The stormwater pond shall be privately owned and maintained.
3. The applicant shall provide clarity on the location of the water main and an easement shall be dedicated on Outlot B.
4. The City of Mankato has a sanitary trunk line that is located on both the inside and outside the bounds of this plat. The City of Mankato would request a document for a separate easement for these utilities that exist. This easement shall be 40 ft. in total (20 ft. on each side).
5. The applicant shall provide civil construction plans, alley design should meet City of Mankato standards, a storm water management plan, and a turning template shall be provided in conjunction with submittal of the final plat.
6. The applicant shall be aware that the Y connections shall not cross adjacent lot property lines. The sanitary line shall be within the City of Mankato right-of-way.
7. The applicant shall be required to pay water and sewer connection fees will apply. That fee will be $2527.07 per residential unit and would apply at time of permitting.
8. The applicant shall provide a connection from the street to the front door of the unit for Public Safety access.

The applicant is requesting review of the preliminary plat of Good Counsel Meadows subdivision.

History 
In June 2022, the Mankato City Council approved the final plat review of School Sisters of Notre Dame Subdivision. The subdivision included the replanting of 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 Counsel Drive).

The School Sisters of Notre Dame Subdivision contains one-lot and four-outlots. The subdivision was proposed to facilitate the sale of a portion of the property from School Sisters of Notre Dame Central Pacific Province to Mankato Loyola. The subdivision depicted existing uses on the property at the time of subdivision. 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 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.

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

The applicant is proposing a 2-block, 11-lot subdivision.  Block 1 contains 8 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, a protected water.

Block 2 contains 3 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 will be required.

Access
The lots on 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 the 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.
 

The staff recommend 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 by meeting the right-of-way standards.
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.

Staff 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 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.