CY37-26

Request of Southwest Minnesota Housing Partnership for an amendment for Phase 2 to the previously approved planned unit development, PUD, to allow for the usage of Scheid Hall and to allow for parking lot and related infrastructure improvements at the property. The subject property is described as Outlot B, School Sisters of Notre Dame Subdivision, according to the plat thereof on file at the County Recorder’s Office, Blue Earth County, Minnesota, to be described as Lot 1, Block 1, Good Counsel Hill subdivision (170 Good Counsel Drive, BE County PID’s R010905379005, R010908201007). 

The applicant is Southwest Minnesota Housing Partnership. 

The applicant, Southwest Minnesota Housing Partnership, has requested an amendment to the previous planned unit development that was approved by the City Council on May 11, 2026. 

This current application, referenced in the submittal materials as a Planned Unit Development, PUD #2, proposes to include the use of Scheid Hall and to get approval to implement parking and associated infrastructure on the subject property.

The address associated with the property is 170 Good Counsel Dr.

The property was previously the location of the School Sisters of Notre Dame campus. The buildings and infrastructure still exist on the subject property and are not proposed to change with this proposal. The facilities are not currently occupied.

The subject property is zoned O-R, Office Residential. 

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.

The city code pertaining to the submittals for a Planned Unit Development can be viewed at the following link: 

https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIADEN_DIV4PLUNDE

The Site Plan and Traffic Review Committee met on August 11, 2026, and submitted the following comments: 

1. 1. The applicant shall fulfill the terms of the development agreement for stormwater, drainage, utility, and traffic requirements. Applicant: Acknowledged. 
   2. The applicant shall continue to work with City Engineering/Construction Services to meet requirements set forth. Applicant: Acknowledged. 
   3. The applicant shall update parking calculations based on revisions to uses for each PUD submittal. Applicant: See the attached updated parking chart. 
   4. The applicant shall delineate the setback for the bluff and will not encroach with any construction activity. Applicant: The submitted exhibits were reviewed and all exhibits with exception to Exhibit 18 show the bluff setback line. Exhibit 14 – Grading and Drainage Plan has been updated to remove the proposed contours to the NW of the new turn around and construction limits are shown to verify compliance. Exhibit 18 has been updated to include the labels for the bluff line and setback.
   5. The applicant shall define areas for events and determine the needed parking. Applicant: See the attached updated parking chart. 
   6. The applicant shall be aware that overlapping of parking based on hours of operation will not be allowed. Parking will be calculated for all uses at the same time. Applicant: Total proposed occupancy has been adjusted to reflect zoning occupancy proposals for all assembly spaces.
   7. The applicant shall be aware that upon completion of Phase 1, water meters shall be purchased, and applicable charges will begin to accrue. Applicant: Acknowledged
   8. The applicants shall enter into a Subdivider’s Agreement with the City of Mankato addressing the proposed public improvements on Good Counsel Drive. Applicant: Acknowledged
   1. Exhibit 7 does not have accessible and standard handicap stall locations identified. Applicant shall annotate which stalls are identified as standard and van accessible handicap parking stalls. Applicant: The accessible stalls have all been sized to be van accessible.  All access aisles are 8 ft in width.
   10. Parking and aisle widths shall meet City Standard Plate 2700A.  Stall depths of 18.5-ft need a 26-ft aisle. Applicant: Parking stalls and drive lanes were shown to accommodate a 20’ stall length with a 25’ drive lane. The parking stalls will be revised to a 19.5’ length to accommodate a 26’ drive lane.
   11. Pavement sections shall be included in the plans submitted with the Building Permit Application. Applicant: Acknowledged
   50. Applicable Standard Plates/details shall be included in the plans submitted with the Building Permit Application. Applicant: Acknowledged
   1000. At the time of building permit, the following items shall be submitted: Applicant: Acknowledged.
         1. Demolition Plans.

1. 13. 2. Landscaping/Tree planting Plans.
       3. Existing Conditions Plans shall be included in the plans submitted with the Building Permit Application.
       4. Utility Plans (Storm Drain) shall include profile views noting proposed structure/pipe size and type.  Tables tabulating storm work shall also be included.
       5. Details for underground stormwater storage chambers. Applicants shall provide final layout of underground chambers and outlet configuration, as well as further detail on pretreatment device(s) in final plans.
       6. SWPPP Plans.
       7. Traffic Control Plans.
       8. The applicants shall submit geotechnical evaluation and bluff stability for underground stormwater chambers and emergency overflow to mitigate concerns of bluff and ravine stability.
   14. The applicant shall update the 2-yr storm event to a 24-hr duration (2.87”), not 1.70” for purposes of stormwater modeling. Applicant: The 2-year storm data have been updated and the changes have been incorporated into the report.
   15. The applicants shall update the HydroCAD report to remove ponding nodes that are no longer proposed. The report should also include only what is proposed in this PUD, not the final build. Currently, the report includes filtration basins that are not present in the PUD and the old Wet Sedimentation Basin. Applicant: Nodes that are not being proposed with the current PUD submittal have been removed from the report.
   16. Verify the Traffic Circulation Plan meets City of Mankato Fire Department Access Guidelines and the required turning radius. Applicant: Exhibit 9 labeled ‘Fire Protection & Traffic Circulation Plan’ shows the turning movements of a 40 ft pumper truck and includes the inside and outside radii of the wheel paths and overhang of the pumper truck.

Southwest Minnesota Housing Partnership, is requesting an amendment to the previous planned unit development that was approved by the City Council on May 11, 2026. 

The current application, referenced in the submittal materials as Planned Unit Development, PUD #2, proposes to include the use of Scheid Hall and to get approval to implement parking and associated infrastructure on the subject property. The amendment request includes the following:

The residential re-use of Scheid Hall for up to 5 residential units. 
Floor plans show 1 unit on the lower level, 2 units on the second level, and 2 units on the third level. Each unit contains two bedrooms, a bathroom, kitchen, living and dining rooms. Parking will be provided for each unit at 1.5 stalls per unit. No exterior improvements are proposed at this time. 

Parking for PUD amendment:
A total of 126 additional parking stalls are planned to be constructed. The request is to support the uses in the original PUD approval, event parking, and added residential units: 

1. 58 residential units in Isadore and Theresa Halls. Requires 80 stalls.
2. 5 units in Scheid hall. Requires 7 stalls.
3. 13,969sf of office spaces. Applicant demonstrated a reduction in office sf of 4,000 sf. Requires 57 stalls. 
4. 370 seat chapel/event space in Theresa Hall. Requires 93 stalls.

The site currently provides 113 compliant parking stalls. The applicant is proposing adding 126 additional parking stalls to support the 239 required stalls. 

Stormwater management infrastructure is proposed to be constructed alongside the parking lot. The applicant is proposing underground stormwater management. City Staff is reviewing the designs for code compliance with the MPCA standards. 

The applicant continues to work with City Staff regarding traffic for the development and agrees to be a willing petitioner should issues arise. 

Staff submits the following findings: 

1. The planned unit development satisfies the intent of the City's ordinance, when approved with the recommended conditions, and does not jeopardize public health, safety or welfare.
2. The planned unit development conforms to an approved development plan for Phase 2, which includes utilization of the existing buildings, the existing parking areas, and additional parking.
3. All land shown on the approved development plan as open area will be held by the applicant.
4. Phase 2 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 2 site plans do not impact any of the current open spaces. Future phases will be reviewed separately.
   2. A pattern of development which preserves natural vegetation, topographic and geologic features. Phase 2 does impact natural vegetation, topography, and geologic features. The new parking lots will be located on the northern and western sides of the property. The applicant will be required to restore as much of the natural vegetation and provide the needed screening and tree counts. 
   3. Preservation and enhancement of historic and natural resources that significantly contribute to the character of the city. Phase 2 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 2 does make changes to the current exterior features at the site and will be required to install landscaping according to Mankato City Code Chapter 10. 
   5. Provision of a variety of housing types in accordance with the city's housing goals. Phase 2 of the plan does provide a variety of housing types.
   6. Elimination of blighted structures or incompatible uses through redevelopment or rehabilitation. Phase 2 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 2 does include business and commercial development. Office uses are included to allow for a mixed approach to re-use that is similar to the historic use of the property. Event and assembly spaces are included in this phase of the development. 
   8. The efficient use of land results in more economic networks of utilities, streets, schools, public grounds, buildings, and other facilities. Phase 2 utilizes existing utilities, streets, schools, public grounds, and other facilities.

Staff recommends approval of the amendment to PUD #2 with the following conditions: 

1. The applicant shall fulfill the terms of the development agreement for stormwater, drainage, utility, and traffic requirements.
2. The applicant shall continue to work with City Engineering/Construction Services to meet requirements set forth.
3. The applicant shall continue to meet the requirements set forth by PUD #1 approval. 
4. The applicant shall not encroach into the bluff setback with any construction activity. 
5. Applicant shall be aware that parking requirements shall be met at all times regardless of event occupancy. 
6. 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.
7. 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. 
8. All parking stalls shall be striped in accordance with the Mankato City Code prior to occupancy.
9. A rental license will be required for the residential units.