4.2.
Lime Township Planning Commission
- Meeting Date:
- 05/28/2026
Title
| CYL-0005-26 |
Request of Jim Hilgers, the property owner, for a final plat to create a new parcel, 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). And that part of Parcels H and H-1, according to Blue Earth County Highway Right of Way Plat No. 18: Beginning at the Southeasterly corner of said parcel H-1; thence North 00 degrees 00 minutes 33 seconds West, (Minnesota County Coordinate Systems- Blue Earth County Zone- NAD83- 1986), along the easterly line of said Parcels H-1 and H, a distance of 241.28 feet to the northwesterly corner of Outlot A, Eagle Bluff, according to the plat thereof on file and of record with the Blue Earth County Recorder; thence North 56 degrees 00 minutes 00 seconds West, a distance of 62.73 feet; thence South 00 degrees 00 minutes 33 seconds East, a distance of 276.38 feet to a point on the southerly line of said Parcel H-1; thence North 89 degrees 58 minutes 15 seconds East, along said southerly line, a distance of 52.00 feet to the point of the beginning.
The anticipated date of Lime Township Board action is June 9, 2026, at 7:30 p.m. at the Mankato Regional Airport.
Applicant
The applicant, Jim Hilgers, is the applicant and property owner.
Request
Request of Jim Hilgers for a final plat to create a new parcel.
Location
The subject property is described as Outlot A, Eagle Bluff, Lime Township, Blue Earth County (PID R400436178007). And that part of Parcels H and H-1, according to Blue Earth County Highway Right of Way Plat No. 18: Beginning at the Southeasterly corner of said parcel H-1; thence North 00 degrees 00 minutes 33 seconds West, (Minnesota County Coordinate Systems- Blue Earth County Zone- NAD83- 1986), along the easterly line of said Parcels H-1 and H, a distance of 241.28 feet to the northwesterly corner of Outlot A, Eagle Bluff, according to the plat thereof on file and of record with the Blue Earth County Recorder; thence North 56 degrees 00 minutes 00 seconds West, a distance of 62.73 feet; thence South 00 degrees 00 minutes 33 seconds East, a distance of 276.38 feet to a point on the southerly line of said Parcel H-1; thence North 89 degrees 58 minutes 15 seconds East, along said southerly line, a distance of 52.00 feet to the point of the beginning.
Existing Land Use
The land consists of a parcel located East of Eagle Lake and was previously used for agricultural purposes.
Zoning
The property is located in Lime Township and is zoned Agriculture.
Environmentally Sensitive Areas
The property is located in the Shoreland District and contains a wetland on the southwest corner of the lot.
City Code
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 Mankato Regional Airport Zoning Ordinance can be found at this link: Mankato Regional Airport Zoning Ordinance
Review
This request, submitted by Jim Hilgers, seeks approval of a final plat to establish a new parcel 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. The condition of the approved preliminary plat required the applicant to record the approved administrative land split with the Blue Earth County Recorder’s Office prior to submitting an application for the final plat. The applicant submitted the approved administrative land split which described what was to be split and recorded at Blue Earth County Records.
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 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 lot width of 350 feet and a minimum lot depth of 276.38 feet, demonstrating compliance with the ordinance.
The applicant submitted documentation from J.R. Bruender Construction illustrating the placement of a Subsurface Treatment System (SSTS) on the site. A preliminary plat condition required the applicant to coordinate with Blue Earth County to obtain approval for the septic system location and Well. The applicant coordinated with Blue Earth County, and the County has provided commentary that the “proposed final plat does not seem to negatively impact the future septic situation on the property”. Additionally, the county provided commentary about wells onsite, stating “a review of the records does not indicate the likely presence of any wells on this property. This final plat request does not appear to negatively impact the known well situation on this property.” The applicant has fulfilled the condition and is in compliance with Blue Earth County.
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, has been submitted in the final plat application as requested during the preliminary plat report.
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 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 lot width of 350 feet and a minimum lot depth of 276.38 feet, demonstrating compliance with the ordinance.
The applicant submitted documentation from J.R. Bruender Construction illustrating the placement of a Subsurface Treatment System (SSTS) on the site. A preliminary plat condition required the applicant to coordinate with Blue Earth County to obtain approval for the septic system location and Well. The applicant coordinated with Blue Earth County, and the County has provided commentary that the “proposed final plat does not seem to negatively impact the future septic situation on the property”. Additionally, the county provided commentary about wells onsite, stating “a review of the records does not indicate the likely presence of any wells on this property. This final plat request does not appear to negatively impact the known well situation on this property.” The applicant has fulfilled the condition and is in compliance with Blue Earth County.
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, has been submitted in the final plat application as requested during the preliminary plat report.
Findings
Staff respectfully submits the following findings:
- 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 the placement of a septic system and well.
- 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.
- The proposed final 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.
- The Final Plat will not cause inferior developments that might adversely affect the local tax base, given that the use aligns with the surrounding area, residential.
- The proposal does not place the cost of improvement against those benefiting from their construction, since the request is to utilize the lot for residential use.
- The Final Plat’s outcome will contribute to the established neighborhood, which will be of lasting credit to the community.
- The proposed use will not affect the township or county in facilitating adequate provisions for transportation and other public facilities.
- The proposal does secure the rights of the public with respect to public lands and waters.
- The approval of the final plat will improve land records by the establishment of standards for land divisions, surveys, and plats.
- The safeguard the interests of the public, the homeowner, the subdivider, and local units of government will remain intact since the use will be similar to the surrounding area.
- The applicant will prevent, where possible, excessive governmental operating and maintenance costs.
Recommendation
Based on conformance with the conditions of the preliminary plat, staff recommends approval of the final plat.
Attachments
- General Location Map
- Aerial Map
- Final Plat
- Approved Admin Land Split
- Subsurface Treatment System
- Blue Earth County Review
- Wetland Delineation Report
- Title Opinion