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 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 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 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=PTIICOOR_CH10LAUSDE_ARTIIREDI_DIV4OMIDWDI_S10-131PU

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.

History

At the July 14, 2025, meeting, the Mankato City Council approved a motion approving the preliminary plat of Good Counsel 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 (PID R010905379004, R010905379005, etal).

The applicant proposed a 2-block, 11-lot subdivision. Block 1 contained 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 contained 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.

Current Proposal

The applicant is seeking a final plat review of Good Counsel Meadows. The subject plat contains 2 blocks and two outlots. Block 1 contains 8 lots ranging approximately .15 acres each. Block 2 contains 3 lots; Lot 1 & 2 are .37 acres and Lot 3 is .84 acres.

The applicant did make modifications to the outlot within the plat. Outlot A will be dedicated to the City of Mankato due utilities being located within the subdivision. The applicant will be request access across this property for the private road which will connect to Outlot B.

As previously stated, Outlot B will be a private drive, which provides access to the site.

Outlot C is shown as a storm water pond and open areas, and Outlot D will remain undeveloped.

The applicant has noted that intended end use of the properties will be one-family dwellings. Standard easements will need to be shown on the final plat at all properties. A woodland replacement plan should be in place at the start of development.