CYL02-26

Request of Jim Hilgers for a variance to decrease the required buildable area of 1.0 acres to 0.49 acres. The subject property is described as Lot 1, Block 1, Eagle Bluff No.2, Lime Township, Blue Earth County (PID R400436178007).

The anticipated date of Lime Township Board action is March 17, 2026 at 7:30 p.m. at the Mankato Regional Airport.
 

The applicant Jim Hilgers is the applicant and property owner.
 

Request of Jim Hilgers for a variance to decrease the required buildable area of 1.0 acre to 0.49 acres.
 

The subject property is described as Lot 1, Block 1, Eagle Bluff No.2, Lime Township, Blue Earth County (PID R400436178007).
 

The land consists of a parcels located East of Eagle Lake and was previously used for agriculture purposes.
 

The property is located in Lime Township and is zoned Agriculture.
 

The property is located in the Shoreland District.
 

The Lime Township Ordinance can be found at this link: Lime Township Ordinances
The Mankato Regional Airport Zoning Ordinance can be found at this link: Mankato Regional Airport Zoning Ordinance
The Lime Township Comprehensive Plan can be found at this link: Lime Township Comprehensive Plan  
 

Request of Jim Hilgers for a variance to decrease the required buildable area of 1.0 acre to 0.49 acres. The property consists of 2.70-acre lot that is primarily located in Flight zone A and partially located in flight zone B. As seen in the site plan, the northeastern portion of the parcel is located in flight zone A, which is the most restrictive since “no structure or tree shall be constructed, altered, maintained, or allowed to grown in any air space zoned…A” (Mankato Regional Airport Zoning Ordinance, Section IV: Air Space Obstruction Zoning, Part B Height Restrictions). The buildable area left on the parcel located in flight zone B is described as 0.49 acres, and the applicant is requesting to utilize the space for the purpose of constructing a residential dwelling.

The land is located in the agriculture zoning district, which allows for a single family, non- farm dwelling. However, a lot requirement within the Agriculture zoning district, requires “for single-family dwellings conforming to the dwelling density regulations… the lot is not less than one (1) acre and conforms to all other provisions”, so the applicant is requesting for a 0.49 instead of the 1 acre requirement (Article 4 Zoning Map and Districts, Section 2 Agriculture District, Part F Lot Requirements, subpart 1).

Access to the site will remain the same from Cody Lane onto Lake View Road, as seen in the site plan. Any changes to accessing the site is prohibited and will require further review and approval by the Township Board and Blue Earth County.

In order to grant a variance, the Board shall make affirmative findings in five categories. Those categories are: the conformance to code Article 3 General Administration, Section 6 Variances, Part D Standards for granting a variance in Lime Township Zoning Ordinance, the use of property is in a reasonable manner, the circumstances are unique to the property that is not caused by the property owner, the request does not alter the essential character or the zoning district, and that the use is in harmony with Lime Township Ordinances and Comprehensive Plan.

The proposed variance does conform to the standards for granting a variance found in Article 3 General Administration, Section 6 Variances, Part D Standards for granting a variance in Lime Township Zoning Ordinance. Given that the surrounding area is a housing subdivision, the proposed use is in harmony with the general purposes and intent of the ordinance. The proposed use is consistent with the comprehensive plan since the request would “allow for the construction of residential use on [an] existing lot of record and in locations that are not prime farmland” (Lime Township Comprehensive Plan, Guiding Principles, Part 8). The applicant and owner recognize that there are practical difficulties with the parcel is primarily located in flight zone A.

The property owner proposes to use the property in a reasonable manner, described as a residential dwelling that is a permitted use within the Agriculture zoning district. A condition has been included herein that the applicant will need to obtain a land development permit prior to the commencement of construction of the house. An additional condition the applicant will need to complete prior to the application of the land development permit is an approval from Blue Earth County on septic and well placement.

There are unique circumstances to the property that are not caused by the property owner given that the site is primarily located in flight zone A. The applicant is requesting to utilize the area of the parcel zoned in flight zone B to conform with the requirements of the Mankato Regional Airport Zoning Ordinance.

The request does not alter the essential character of the Lime Township and the Agriculture district, since the surrounding area is a subdivision intended for residential dwellings.
 

Staff respectfully submits the following findings:

1. The proposed variance conforms to the standards for granting a variance found in Article 3 General Administration, Section 6 Variances, Part D Lime Township Zoning Ordinance. Given that the use conforms with the zoning district and with the comprehensive plan.
2. The proposed variance is consistent with the comprehensive plan, as amended form time to time.
3. The applicant or owner establishes that there are practical difficulties in complying with this ordinance, since the parcel is located in both flights’ zones A and B. If approved, the applicant will remain compliant with flight zone B regulations.
4. The property owner will use the property in a reasonable manner permitted by the Lime Township Zoning Ordinance, since single family dwellings are permitted uses within the Agriculture zoning district.
5. The plight of the property owner is due to circumstances unique to the property and was not created by any persons presently or formerly having an interest in the parcel of land.
6. The request does not alter the essential character of the locality within the Agriculture zoning district.

Staff recommends approval of the variance to reduce the required lot size of 1 acre to 0.49 acre with the following conditions:

1. Any changes to the access of the property are prohibited without further review and approval by the Town Board and Blue Earth County.
2. A land development permit shall be obtained prior to the commencement of construction for the single-family dwelling.
3. The applicant shall seek written approval from Blue Earth County on the septic and well placement prior to applying for a land development permit.