CY20-26

Request of Southwest Minnesota Housing Partnership for a preliminary and final plat review of Good Counsel Hill subdivision, for a conditional use permit to accommodate more than one building on a single lot on a property zoned O-R, Office Residential, a planned unit development to establish and allow mixed uses within the subject development, and to amend the Institutional Overlay District to allow for an updated campus development plan to include the addition of parking and re-use of existing spaces located within the current structures on the existing campus. The subject property is described as Outlot B, School Sisters of Notre Dame Subdivision, according to the plat thereof on file at the County Recorders Office, Blue Earth County, Minnesota (170 Good Counsel Drive, BE County PID's R010905379005, R010908201007).

The anticipated date of Council action is May 11, 2026.

The applicant is Southwest Minnesota Housing Partnership.

The applicant is seeking a preliminary and final review of Good Counsel Hill subdivision, a conditional use permit to accommodate more than one building on a single lot on a property zoned O-R, Office Residential, a planned unit development to establish and allow mixed uses within the subject development, and to amend the Institutional Overlay District to allow for an updated campus development plan to include the addition of parking and re-use of existing spaces located within the current structures on the existing campus.

There are environmentally sensitive areas on the site, including bluffs/slopes, woodlands and wetlands.

The site is served by City sanitary sewer. Water is currently provided to the site by a private system that includes two onsite wells.

Mankato City Code subdivision standards can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIISUDEREPL 

Mankato City Code standards related to Institutional Overlay Districts can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTIIIIOINOVDI 

Mankato City Code standards related to Conditional Use Permits can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIADEN_DIV3COUSPE

Mankato City Code standards related to Planned Unit Developments can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIADEN_DIV4PLUNDE

 

The Site Plan and Traffic Advisory Committee reviewed the submission at their April 14, 2026, meeting and provided the following comments. Because of the month's timing, as a courtesy, pre-site plan comments were also provided to the applicant. The applicant's responses are provided, and they are also included in the attachments section of the report. 

1. The applicant shall acknowledge the Construction Services Site Plan Review letter dated April 15, 2026, and satisfactorily address all comments prior to applying for a building permit. Applicant's response: Noted. 
2. The applicant shall be aware that paratransit service will be available for certified riders. Fixed-route service is not planned at this time but will be evaluated during the Transit Development Plan (TDP). Applicant's response: Noted.
3. The applicant shall coordinate with City of Mankato staff regarding water meters and sanitary sewer billing. The city recommends that water meters for all proposed phases be purchased at the start of the project and that each building has its own meter. Upon installation of individual meters for each building, sanitary sewer flat-rate fees will be discontinued and replaced with usage-based billing. Applicant's response: Coordination with the city is expected regarding water and sewer metering is expected and will also involve Loyola Catholic School as a user of these shared systems. 
4. The applicant shall provide a plan outlining how mail delivery will be conducted. The City of Mankato will coordinate with the post office regarding addressing and building identification. Applicant's response: Communications with staff have occurred, and options for a plan are in process.  At this time two mail locations within the main building complex are recommended to better serve all occupants of the main building complex.  Other smaller out buildings on the property could be served by the same primary mail locations or a separate bank of exterior mailboxes.  
5. The preliminary plat shall be updated to include the standard utility easements around the proposed lot and block where not currently existing. Code citation: Easements at least 20 feet wide centered on exterior lot lines and ten feet wide centered on interior lot lines, shall be provided for utilities, where necessary. Easements shall have continuity of alignment from block to block and at deflection points. Applicant's response:Noted.
6. The preliminary plat shall be updated to include the standard utility easements around the proposed lot and block where not currently existing. Code citation: Easements at least 20 feet wide centered on exterior lot lines and ten feet wide centered on interior lot lines, shall be provided for utilities, where necessary. Easements shall have continuity of alignment from block to block and at deflection points.
7. The preliminary plat shall be updated to include the standard utility easements around the proposed lot and block where not currently existing. Code citation: Easements at least 20 feet wide centered on exterior lot lines and ten feet wide centered on interior lot lines, shall be provided for utilities, where necessary. Easements shall have continuity of alignment from block to block and at deflection points.
8. The plats shall be updated to reflect dedication of area at the cul-de-sac as necessary. 
9. The approval for School Sisters of Notre Dame subdivision includes the following condition, “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.” Payment in lieu of parkland dedication will be required and rate calculation is underway. 
10. A wet sedimentation pond is located on the northerly side of the lots and traverses the property line. Will an easement be provided for this proposed encroachment? 
11. The subject property contains woodland areas, and in accordance with Mankato City Code, a conservation easement, or other mechanism allowed by code, shall be placed on the woodland areas on the site. 
12. Given the shared nature of the existing utilities and other infrastructure such as sidewalks, etc. servicing this site and the adjacent Loyola, the applicant shall provide easements/agreements that address the shared/common usage of these items. 
13. Prior to any building permit issuance occurring at and for the subject site, the plat shall be recorded.
14. The applicant shall be aware that all ravine outfalls must be brought into compliance with current standards and must be terminated at the bottom of the hillside. Applicant's response: Noted.  The storm sewer extension to the base of the hillside is proposed to be completed during future phases, aligning with the timing of exterior site improvements such as parking lot expansions and/or reconstruction. 
15. The fire department access road (proposed expansion along the west side of the site) should be in place before work is started on Notre Dame. Applicant's response:Noted.
16. The applicant needs to provide documentation ensuring the required minimum fire flow is achieved for sprinklered and non-sprinklered / partially sprinklered buildings in accordance with Minnesota State Fire Code section 507.3.Applicant's response:Noted.

 
Conditional Use Permit, Planned Unit Development and Institutional Overlay District

1. Phasing Site Plan – a phasing plan shall be provided shows each phase of the project along with the proposed improvements and parking associated with that phase and use. As provided, there is not a site plan that represents Phase 1 and 2 proposed work/projects and the available parking for that phase. Further, Phase 3 build out should be provided such that the total parking available within that phase can be determined on the site plans. A phasing site plan that shows parking/usage/improvements for each phase is necessary.
2. Shared parking is represented as required for Phase 1. As such, a cross-parking agreement with Loyola shall be provided. Acknowledgment from Loyola supporting the proposed agreement to fulfill the parking requirements is needed in order to consider shared parking usage of the parking spaces in Phase 1. The acknowledgement must outline the terms for the use of the parking and whether there will be time or usage restrictions on the use of the spaces. For future Phases (shown as Phase 2, etal) time and usage requirements may work for event usage where hours do not conflict, however restricted days/times do not typically work for residential type uses as represented in Phase 1 of this proposal.
3. Parking numbers – the noted standard for the museum/office is 1:300 versus the code standard of 1:250. Please clarify intent.
4. Applicant shall provide detail on the intended usage notated as, “maker/art space” and the details for this anticipated use. 
5. Floor plans, site plans and the narrative and responses should be consistent. For example, floor plan (Widseth), First level, shows 53 dwelling units in phase 1, plus 5 guest stalls for visitors for a total of 58 units excluding Schied Hall. The narrative outlined in item “f” of the response shows 58 units including Schied Hall. The narrative included in the parking matrix response item “j” shows 52 units excluding Schied Hall. All plans shall be updated to provide a consistent plan for each phase with an accurate representation across the entire submission of the number of units and the plan desired in that phase. Further all residential units, including guest units, shall be included to provide an accurate representation of the proposed usage.
6. Applicant shall provide the intent for Sheid Hall. The responses provided in “f” of the response letter states that it will be included in Phase 1, and will include, “remodeling of 6 residential units.” The response in “j” does not include this with Phase 1, and outlines the use as, “Residential congregate housing”. The provided site plan shows Scheid Hall being part of Phase 1, and is noted as “Future Housing – Up to 3 units.” Applicant shall clarify the intent, phasing and details here as well as provide further guidance, if residential congregate housing is proposed and what this entails, and all submissions shall be updated accordingly for a consistent request.  
7. Floor plans for the build out of Schied Hall shall be provided if the desire is to include that for consideration with this review.
8. A dumpster enclosure is shown in the bluff setback area on the western side of the parcel. Encroachments into the bluff setback area are not allowed. This structure must be relocated from the bluff and bluff setback area.
9. Bicycle parking shall be provided on the subject as outlined in Mankato City Code.
10. PUD site design criteria: Applicant shall identify the common open space amenities and recreational components. Further, will the applicant be sharing amenities with the adjacent Loyola campus for playground purposes?  From Code:
    1.  (d)Common open space within a planned unit development must be used for amenity or recreational purposes. Motor vehicle parking areas and traffic corridors shall not be considered an approved use of common open space. The uses authorized for the common open space must be approved to the scale and character of the planned unit development, and consider the planned unit development's size, density, topography, and number and type of structures to be provided.
    2. (e)Common open space must be suitably improved for its intended use. Common open space containing natural features worthy of preservation may be left unimproved. The development plan must coordinate the improvement of the common open space and the construction of the permitted structures within the planned unit development.
11. General note from Code: Control of the planned development. A planned unit development may be established for any parcel or tract of land under single ownership or control. The property included in the planned unit development shall be planned and developed or redeveloped as a single unit and in a manner consistent with the intent and purpose for which a planned unit development may be permitted.
12. Applicant shall clarify the intent of the, “residential apts” outlined in the application. Will the noted residential apartments be market rate units? Will they be specifically geared toward a demographic, such as families? This will assist in understanding amenities and other services/options for the proposed PUD. Applicant's response: The proposed residential apartments consist of 1 Bedroom, 2 Bedroom and Studio style units.  They are intended to serve a workforce housing demographic targeting moderate incomes around 80% of the area median.  They are general occupancy units without strict income or demographic restrictions.  However, due to the existing building design, many of the adapted apartments will be smaller than typical new unit sizes, so households larger than 1 to 2 people will be limited by space.  Amenities and services include onsite laundry, common room(s), onsite parking, secured building, onsite property management, onsite maintenance and housekeeping, bike rack, playground. Tenants may have the opportunity to attend onsite performing arts and other community-facing activities at a reduced price. Tenants may have the opportunity to take advantage of meals facilitated by the future assisted living provider.
13. General note: prior to any residential occupancy at the facility, a rental license will be required for all residential units. Applicant's response: Noted. 

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. The site is addressed as 170 Good Counsel Drive. The Blue Earth County parcel identification numbers are 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.
The property is not locally designated as a heritage preservation landmark. However, the applicant has submitted a National Register Questionnaire with the application. This questionnaire provides preliminary information to the Minnesota State Historic Preservation Office regarding potential eligibility for listing in the National Register of Historic Places. The form is not an official nomination and does not impose any requirements. There are no City Code provisions requiring historic designation for the property.
Recording
Mankato City Code Section 10-6(d)(2) states that no building permit shall be issued for any building, structure, or addition on land that has not been subdivided into lots and blocks in accordance with Article XII of the Code. A recommended condition of approval requires that a building permit may not be issued until the final plat has been recorded. The applicant has requested flexibility from this requirement. However, staff recommends adherence to the Code and recording of the plat prior to issuance of any building permit.
Institutional Overlay Amendment
In 2001, the School Sisters of Notre Dame established an institutional overlay (IO) district for the property in conjunction with a proposed building addition. The overlay remains in place and must be updated as changes occur on the campus. The purpose of the IO district is to provide an overlay for major institutional uses such as medical or higher education facilities and to encourage coordinated planning among institutions, the City, and neighboring properties. Within residential zoning districts, institutional uses exceeding 50,000 square feet of cumulative building area are permitted only with an IO district. Once established, development within the district must conform to the approved campus development plan.
Because Phase 1 does not involve building additions, site expansions, or the assisted living facility contemplated in later phases, a recommended condition requires that future phases proposing such uses must submit a request for an IO amendment to update the campus master plan accordingly.
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:
1. Preservation and enhancement of desirable site characteristics and open space.
2. A development pattern that preserves natural vegetation and topographic or geologic features.
3. Preservation and enhancement of historic and natural resources that contribute to the city’s character.
4. Use of design, landscaping, or architectural features to create a high?quality environment.
5. Provision of varied housing types consistent with the city's housing goals.
6. Elimination of blighted structures or incompatible land uses through redevelopment or rehabilitation.
7. Business or commercial development that supports the local economy and tax base.
8. Efficient use of land resulting in more cost?effective public utilities, streets, schools, and facilities.
The proposal meets the minimum area standards for a PUD. The O-R zoning district requires a minimum net site area of two acres.
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.
Summary of Traffic Report Findings:
1. Existing Conditions
1. All study intersections currently operate at an acceptable Level of Service (LOS) C or better during both a.m. and p.m. peak hours.
2. No significant operational or queuing concerns were identified.
2. Traffic Forecasts
1. Background Growth: A 1 percent annual growth rate was applied to peak hour through traffic volumes on North Riverfront Drive and Victory Drive. No growth was applied to other intersections due to limited development potential.
2. Loyola Catholic School Enrollment: Enrollment is projected to grow from 541 students in 2022–2023 to approximately 600 students by 2030, generating an estimated 45 additional a.m. peak trips, 30 additional p.m. peak trips, and 103 additional daily trips.
3. Proposed Development: The development is expected to generate approximately 133 a.m. peak hour trips, 131 p.m. peak hour trips, and 1,183 daily trips.
3. Year 2030 Build Conditions
1. With background growth, school enrollment increasing, and full development built out, the North Riverfront Drive/Good Counsel Drive intersection is projected to operate at LOS E during the p.m. peak hour.
2. All other study intersections are expected to remain at an acceptable overall LOS B or better in both peak periods.
4. Alternatives Considered for the North Riverfront Drive and Good Counsel Drive Intersection
1. Maintaining Existing Geometry and Traffic Control
1. Advantages: All lanes except the westbound left turn/through lane remain at an acceptable LOS; delays affect only 30–50 vehicles during peak periods; queues are minimal.
2. Disadvantages: The westbound left turn/through lane is projected to operate at LOS E during the p.m. peak, which may cause aggressive driver behavior or rerouting through residential areas.
2. Three-Quarter Access
1. Advantages: Reduces conflict points by restricting eastbound and westbound left-turn/through movements; maintains acceptable LOS.
2. Disadvantages: Requires out-of-direction travel for restricted turning movements, potentially increasing travel times.
3. Roundabout
1. Advantages: A hybrid (2x1) roundabout would reduce crash severity, improve traffic flow, and avoid rerouting through residential neighborhoods.
2. Disadvantages: Construction costs would be high; RRFB pedestrian crossings would be required; additional right-of-way and driveway adjustments may be needed.
5. Neighborhood Traffic Impacts
1. The development is expected to generate only minor traffic on residential streets—approximately 120 daily trips along 4th Street (10–15 vehicles per peak hour).
2. If operational or safety issues arise, signage or restrictions on westbound left turns could be used to mitigate impacts.
Phase 1 represents only a portion of the full build-out assessed in the traffic study. A recommended condition of approval requires the applicant to fully address all comments in the April 15, 2026, Construction Services letter and Site Plan review. Additionally, before any future phases may proceed, a comprehensive traffic plan must be approved by Construction Services addressing necessary modifications at the North Riverfront Drive/Good Counsel Drive intersection. These improvements must be implemented before or in conjunction with the commencement of Phase 2.
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).

Staff respectfully submits the following findings for consideration: 

Preliminary and Final Plat

1. General Requirements
   1. The site is designed in conformance with the existing location and widths of streets, the general drainage situation, lot sizes and arrangement. 
   2. A drainage study/stormwater management plan was submitted and a condition of approval includes that, with future phasing and infrastructure additions, the applicant will be required to submit plans demonstrating conformance for that phase.  
2. Streets
   1. The street right-of-way widths for the existing local street conform to the standards listed in Chapter 10 of Mankato City Code. An additional right of way area shall be dedicated at the cul-de-sac area that will accommodate a future build-out of this area. A condition is included herein. 
3. Easements
   1. The preliminary plat provides standard easements required in Chapter 10 of the Mankato City Code. 
4. Block Standards
   1. The block within the subdivision is designed around the existing condition, and around the current Outlot B area. 
5. Lot Standards
   1.  The lot is designed in conformance with the standards set forth in Chapter 10. 
6. Public Sites and Open Spaces
   1. The applicant will be required to make a payment in lieu of parkland dedication. The amount of this will be in conformance with Mankato City Code standards. 

Staff respectfully submits the following findings for the Conditional Use Permit: 

1. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "Office-Residential."
2. The property contained in the request is part of an existing campus, utilizing shared components with the adjacent campus users. The Phase 1 proposal, providing similar residential and office uses to the previous use, does not interfere with or diminish the use of property in the immediate vicinity to a degree greater than the property has historically been utilized. 
3. The proposal is currently served by public facilities in a manner consistent with what has historically served the campus. A recommended condition of approval is provided that the applicant continue efforts on utilization of public services as they become available and future phasing is proposed.  
4. The proposal does not cause undue traffic congestion as the submission, when considering the conditions of approval, conforms to Mankato City Code criteria for off-street parking and driving areas. The applicant has provided a traffic analysis, which provides full-build conditions. A condition is included herein that addresses agreements for implementation of full-build scenario improvements to address undue traffic congestion with respect to trip generation, site operations and overall traffic impact to the area. 
5. The site is not presently a locally designated heritage landmark. However, the applicant has submitted a National Register Questionnaire that outlines historical context and details of the subject site.   
6. The site contains wetlands, and they are depicted on the plat. The site contains bluffs and ravine areas, and impacts are not proposed with Phase 1, and future impacts will be regulated by the City of Mankato code. The site contains woodlands, and woodland impacts are not proposed with Phase 1, and future impacts, while not proposed, will be regulated by the City of Mankato Code.
7. It will not cause a negative cumulative effect and effect on the City as a whole. The redevelopment of a currently vacant property, when done with sensitivity to current codes and regulations, will provide a positive cumulative effect on the City as a whole. 
8. The proposal will not jeopardize the public's health, safety, or general welfare. 

Staff respectfully submits the following findings for the Planned Unit Development: 

1. The planned unit development satisfies the intent of the City's ordinance, when approved with the recommended conditions, and does not jeopardize the public health, safety or welfare. 
2. The development of the planned unit development conforms to an approved development plan which includes Phase 1 which includes only the utilization of the existing building, and the existing parking areas. 
3. All land shown on the approved development plan as open area will be held by the applicant. 
4. Phase 1 is not proposed to impact common open spaces. Future phasing that proposed impacts will be required to submit updated plans for review and approval. 
5. The public benefits provided in conjunction with the Planned Unit Development are:  
   1. Preservation and enhancement of desirable site characteristics and open space. Phase 1 site plans do not impact and of the current open spaces. Future phases will be reviewed separately. 
   2. A pattern of development which preserves natural vegetation, topographic and geologic features. The proposed Phase 1 does not impact any natural vegetation, topography or geologic features as it utilized the existing campus footprint. 
   3. Preservation and enhancement of historic and natural resources that significantly contribute to the character of the city. Phase 1 of the proposal preserves structures and a campus that may provide historical significance and no physical building improvements are planned with the project. 
   4. Use of design, landscape, or architectural features to create a pleasing environment or other special development features. Phase 1 does not make any changes to the current exterior features at the site beyond restriping of existing asphalt areas. 
   5. Provision of a variety or housing types in accordance with the city's housing goals. Phase 1 of plan does provide a variety of housing types, including workforce housing for moderate-income individuals. 
   6. Elimination of blighted structures or incompatible uses through redevelopment or rehabilitation. Phase 1 provides an adaptive reuse of a currently vacant space. 
   7. Business and commercial development to enhance the local economy and strengthen the tax base. Phase 1 does not include business and commercial development. Rather office uses are included to allow for a mixed approach to re-use that is similar to the historic use of the property. 
   8. The efficient use of land resulting in more economic networks of utilities, streets, schools, public grounds, buildings, and other facilities. Phase 1 utilizes existing utilities, streets, schools, public grounds, and other facilities.

Staff recommends approval of the preliminary plat with the following conditions of approval: 

1. The applicant shall dedicate, on the final plat, the right of way area, according to the size standards as reviewed and approved by the City's engineer, for a cul-de-sac at the terminus of Good Counsel Drive.  
2. The applicant shall execute a development agreement with the City, prior to affixing signature to the final plat, that outlines the terms of the agreement for future utility and infrastructure services, including, but not limited to, connection to the city's water service at such future time as a connection may be available. 
3. The applicant shall provide and record a woodland conservation easement, or other preservation mechanism allowed by code, on the woodland areas on the subject site. This shall be provided prior to affixing signature to the final plat, and shall be recorded on the property in conjunction with the final plat. 
4. The applicant shall pay a payment in lieu of parkland dedication fee for Outlot B in accordance with Mankato City Code. Payment shall be provided in conjunction with affixing signatures on the final plat. 
5. The applicant shall provide documentation ensuring the required minimum fire flow is achieved for sprinklered and non-sprinklered/partially sprinklered buildings in accordance with Minnesota Fire Code section 507.3. This shall be provided at the time of building permit submission for review and approval of the fire Marshall, and shall be provided for the current Phase 1, along with any future phasing of the project. 
6. Issuance of future building permits will be considered after recording of the official, approved plat. 

Based on conformance with the recommended conditions of the preliminary plat, staff recommends approval of the final plat of Good Counsel subdivision. 

Staff recommends approval of the planned unit development and the conditional use permit with the following conditions: 

1. As future phases are planned and submitted that include campus site improvements, building additions or uses associated with the Institutional Overlay District, a request for an update to the IO campus master plan shall be requested and obtained prior to implementation of any improvements. 
2. This approval is for Phase 1 only, which includes Isidore Hall West and East, Theresa Hall and the Chapel and existing parking and infrastructure only. Future phases, site improvements, and building occupancy will require a future submission and approval by way of an amended PUD, CUP and IO master plan prior to building permit submission, usage and/or implementation. 
3. Phase 1 approval, limited to the Isidore Hall West and East, Theresa Hall and the Chapel, shall only include areas that the site is able to provide code-compliant parking and emergency vehicle access for and those areas that have a verified off-site parking plan. Based on this submission, a reduction will be required in the proposed usage in Phase 1 to reflect the available code-compliant stalls.
4. Phase 1 approval is limited to the existing code-compliant parking available on the campus, and will be located in Isidore East and West, Theresa Hall and the Chapel areas only. Site improvements, including parking lot or space expansion, addition, or modification is prohibited with Phase 1. Additional site improvements, such as parking lot expansions, may be included in future zoning phasing requests for approval.
5. Parking shall be provided for all proposed Phase 1 uses, and this shall include any guest/visitor units proposed. 
6. Phase 1 residential and office uses will be limited to the available, existing onsite, Code-compliant parking. Based on staff's review, this is 113 parking stalls. This will require a reduction in the currently submitted proposed usage for Phase 1. At the time of building permit submission, Phase 1 shall reflect a code-compliant parking plan that shows a proposed Phase 1, and that includes only code-compliant, currently installed parking stalls, and with usage and demand not to exceed the existing code-compliant parking. 
7. Scheid Hall and Florian Hall residential uses are not included in the Phase 1 approval. Future phasing requests may include these structures/uses and, at such time, a formalized floor plan and use shall be provided for review and consideration. 
8. Prior to occupancy of the structure, the applicant shall obtain a certificate of occupancy from the City of Mankato Building Official for each of the spaces. Certificate of Occupancies will only be issued for areas included in Phase 1, where sufficient off-street, code compliant parking is provided. Occupancy in all other areas and phases of the campus shall receive zoning approval prior to submission of a building permit. 
9. Usage of areas not included in Phase 1 which cannot be served with the current off-street parking stalls is prohibited.  
10. Phase 1 approval includes the usage of the chapel space only, and excludes the gym space and the conference room space usage. Based on the findings of the traffic study, the usage associated with the chapel will be limited to 10, daily events per year, and the events shall occur outside of peak operational hours as identified in the traffic study. To track and memorialize compliance with the allowable annual events, the applicant will be responsible for submitting verification of events to the City by way of an annual report, submitted to the Planning and Zoning Department, no later than December 31 of each year. 
11. All parking stalls shall be striped in accordance with the Mankato City Code prior to occupancy. 
12. The applicant shall fully address the traffic comments on the April 15 Construction Services letter provided to the applicant and, at the time of submission for any future phasing consideration, have a plan that is approved by Construction Services and ready to be implemented for modification of the intersection at North Riverfront Drive and Good Counsel Drive. All future implementation plans shall contemplate improvements prior to commencement of any future phasing. 
13. The applicant shall address all comments outlined in an April 15, 2026, from the Construction Services/Engineering Division, letter in a manner satisfactory to the City Engineer/Construction Services Division prior to the submission for future phases. This shall include, but is not limited to, letter "M" that involves bringing stormwater outfalls into compliance.
14. The applicant shall provide an open space plan that contemplates the installation of a playground system sized appropriately for the proposed development. The plan shall be provided at the time of building permit submission for review and approval prior to issuance of the building permit, and the implementation of the system/open space plan with a playground area shall occur prior to or in conjunction with any requested occupancy of Phase 1. 
15. The applicant shall provide documentation ensuring the required minimum fire flow is achieved for sprinklered and non-sprinklered/partially sprinklered buildings in accordance with Minnesota Fire Code section 507.3. This shall be provided at the time of building permit submission for review and approval of the fire Marshall, and shall be provided for the current Phase 1, along with any future phasing of the project. 
16. Prior to any residential occupancy at the facility, a rental license will be required for residential units. 
17. The applicant shall coordinate with City of Mankato staff regarding water meters and sanitary sewer billing. The city recommends that water meters for all proposed phases be purchased at the start of the project and that each building has its own meter. Upon installation of individual meters for each building, sanitary sewer flat-rate fees will be discontinued and replaced with usage-based billing. 
18. The applicant shall provide a plan that outlines how mail delivery will be conducted. The City of Mankato will coordinate with the post office regarding the addressing and building identification. 
19. The applicant shall provide a refuse plan for Phase 1. The refuse plan shall provide refuse service that complies with Mankato City standards, including either refuse storage within an existing structure, or the construction of dumpster enclosures that meet the Mankato City Code. 
20. If additional exterior lighting is proposed for this phase of the project, a lighting plan shall be provided at the time of building permit submission for review and approval. All lighting shall comply with Mankato City Code including, but not limited to full-cut, fully shielded fixtures and a photometric plan that demonstrates no more than 1/2 foot candle at the property line.