CYL03-26

Request of Jim Hilgers, the property owner, for a preliminary plat to reclassify Outlot A to Lot 1 Block 1 of Eagle Bluff No.2. The subject property is described as Outlot A, Eagle Bluff, Lime Township, Blue Earth County (PID R400436178007).

The anticipated date of Lime Township Board action is April 14, 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 preliminary plat to reclassify an Outlot to a lot 1 block 1.
 

The subject property is described as Outlot A, Eagle Bluff, 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 and contains a wetland on the southwest corner of the lot.
 

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
 

This request, submitted by Jim Hilgers, seeks approval of a preliminary plat to reclassify an existing Outlot into Lot 1, Block 1 of Eagle Bluff No. 2. The property encompasses approximately 2.70 acres and is located primarily within Airport Flight Zone A, with a portion extending into Flight Zone B. In June 2025, the applicant applied for an administrative land split to combine a purchased 0.3?acre portion of an adjacent property with the existing parcel, thereby increasing the total lot size to 3.0 acres. This split was reviewed, approved, and signed by Township staff. As a condition of this preliminary plat, the applicant must record the approved administrative land split with the Blue Earth County Recorder’s Office prior to submitting an application for the final plat.
 
The parcel is situated within the Agriculture Zoning District, which permits single?family, non?farm dwellings. The Lime Township Zoning Ordinance states: “The following uses shall be permitted within the A Agriculture District: Single family, non-farm dwellings” (Article 4, Section 2, Part B, Subpart 4). Accordingly, the anticipated future residential use of the parcel is consistent with the permitted uses in the Agriculture District.
 
However, the Agriculture District requires a minimum of one acre of buildable area for single?family dwellings. The applicant’s lot includes approximately 0.49 acres of buildable area. In January 2026, the applicant submitted a variance request to reduce the required buildable area from 1.0 acre to 0.49 acre. This variance was approved with conditions at the March 2026 Lime Township Board meeting (Article 4, Section 2, Part F, Subpart 1). Prior to any construction of a single?family dwelling, the applicant must obtain a land development permit.
 
The applicant submitted documentation from J.R. Bruender Construction illustrating placement of a Subsurface Treatment System (SSTS) on the site. A recommended condition requires the applicant to coordinate with Blue Earth County to obtain approval for the septic system location. Coordination with the County will also be required for the placement of a well prior to submitting a final plat application.
 
The proposed lot configuration meets the minimum lot width and depth requirements described in the Lime Township Zoning Ordinance: “Every lot or plot of land on which a dwelling is erected shall have a minimum width of not less than one hundred fifty (150) feet at the building setback line and a minimum depth of not less than one hundred seventy-five (175) feet” (Article 4, Section 2, Part F, Subpart 3). The site plan shows a minimum width of 350 feet and a minimum depth of 276.38 feet, demonstrating compliance with the ordinance.
 
Site access will remain unchanged, continuing from Cody Lane onto Lake View Road, as identified in the submitted plans. Any modifications to access will require additional review and approval by the Township Board and Blue Earth County.
 
Outlot A, located in the southwestern corner of the property, contains a wetland. No impacts to this wetland are proposed or authorized. A wetland delineation report prepared by Bolton & Menk confirms the presence of the wetland on Outlot A. The property owner must continue to comply with Lime Township zoning regulations, Blue Earth County requirements, and Minnesota Department of Natural Resources standards to ensure the protection and preservation of environmentally sensitive areas.
 
A completed Preliminary and Final Title Opinion letter, prepared by the developer’s attorney, must be submitted as part of the final plat application.

 

Staff respectfully submits the following findings:

1. The proposed use will ensure that to the maximum extent possible, all lands will be developed with adequate protection provided for the health and safety of residents by requiring necessary services such as properly designed streets and adequate sewage and water service. The applicant will be coordinating plans with Blue Earth County for a the placement of a septic system and well.
2. The applicant will continually work with Blue Earth County and Minnesota Department of Natural Resources to ensure that effective protection is given to the natural resources of the community, especially groundwater and surface waters within the property.
3. The proposed preliminary plat encourages a well-planned division of land through the establishment of adequate design standards given that the request aligns well with the lot requirements within the Agriculture district.
4. The Preliminary Plat will not cause inferior developments that might adversely affect the local tax base, given that the use aligns with the surrounding area, residential.
5. The proposal does not place the cost of improvement against those benefitting from their construction, since the request is to utilize the lot for residential use.
6. The Preliminary Plat’s outcome will contribute to the established neighborhood which will be of lasting credit to the community.
7. The proposed use will not affect the township or county in facilitating adequate provisions for transportation and other public facilities.
8. The proposal does secure the rights of the public with respect to public lands and waters.
9. The approval of the preliminary plat will improve land records by the establishment of standards for land divisions, surveys, and plats.
10. The safeguard the interests of the public, the homeowner, the subdivider and local units of government will remain in tact since the use will be similar to the surrounding area.
11. The applicant will prevent, where possible, excessive governmental operating and maintenance costs.

Staff recommends approval of the preliminary plat to reclassify Outlot A to Lot 1 Block 1 with the following conditions:

1. Prior to applying for a Final Plat the applicant shall record the approved administrative land split with Blue Earth County Records.
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 final plat.
4. Any changes to the access of the property are prohibited without further review and approval by the Town Board and Blue Earth County.
5. The owner of the land shall continue to align with the Lime Township Zoning ordinance, Blue Earth County standards, and the Department of Natural Resources standards to protect, preserve, and conserve environmentally sensitive areas and natural resources of the Township.
6. A completed preliminary and Final Title opinion letter, written by the developer’s attorney, shall be submitted in the Final Plat application.