4.3.
Lime Township Planning Commission
- Meeting Date:
- 08/27/2026
Title
| CYL-0010-26 |
Request of Xcel Energy, on behalf of the property owner, Vetter Stone, for a Conditional Use Permit to replace a couple of deteriorating power poles and equipment on site. The subject property is described as That part of the Northeast quarter of the Southwest quarter (NE1/4 of the SW 1/4) of Section Twenty (20),Township One Hundred Nine (109) North, Range Twenty-Six (26) West, lying west of the Railroad right-of-way, 23894 3rd Avenue, Lime Township, Blue Earth County (PID R40042032600).
The anticipated date of Lime Township Board action is September 8, 2026 at 7:30 p.m. at the Mankato Regional Airport.
Applicant
The applicant, Xcel Energy, on behalf of the property owners, Vetter Stone.
Request
Request of Xcel Energy, on behalf of property owner, Vetter, for a Conditional Use Permit to replace a deteriorating power poles and equipment on site.
Location
The subject property is described as That part of the Northeast quarter of the Southwest quarter (NE1/4 of the SW 1/4) of Section Twenty (20), Township One Hundred Nine (109) North, Range Twenty-Six (26) West, lying west of the Railroad right-of-way, 23894 3rd Avenue, Lime Township, Blue Earth County (PID R40042032600).
Existing Land Use
The land consists of a parcel located off of 3rd Avenue and west of the Railroad tracks and is currently being used for business purposes.
Zoning
The property is located in Lime Township and is zoned Rural Conservation.
Environmentally Sensitive Areas
There are ravines located throughout the parcel and a flood zone is located on the Northwest side of the parcel.
City Code
The Lime Township Ordinance can be found at this link: Lime Township Ordinances
Review
The applicant, Xcel Energy is requesting, on behalf of property owner, Vetter Stone, for a Conditional Use Permit to replace deteriorating power poles and equipment on site. The first pole is located centrally on the East side of the parcel off of 574th Avenue and the 2nd pole that is proposed to get replaced is located on the most Northeast corner of the property. Both of the powerline poles are located in areas identified as ravines, which is prohibited in Lime Township to build a structure in. However, the following poles are considered legal nonconformities, given the time of placement and use. According to the Lime Township, “legal non-conformities may be continued or restored in accordance with this Section” (Article 1, Section 8, Part A, subpart 2). Thus allowing for the two poles to be replaced and restored in the same location as previously approved.
The parcel is situated within the Rural Conservation District, which requires a Conditional Use Permit for essential services. The Lime Township Zoning Ordinance states: “The following uses may be permitted in the RC, Rural Conservation, and RC-R, Rural Conservation Residential Districts, as a Conditional Use: Essential public utilities and service structures, not including storage yards” (Article 4, Section 3, Part C, Subpart 1). An essential service is described in the Lime Township Code as “communication towers, poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, and accessories including Accessory Structures” (Article 2 Rules and Definitions, Section 5 Definitions). Given the definition and CUP requirement the applicant is requesting to replace the deteriorating poles on the requested parcel.
The applicant shall submit documentation illustrating compliance 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 compliance of a well prior to applying for land development permit.
Site access will remain unchanged, continuing from 3rd Avenue, as identified in the submitted plans. Any modifications to access will require additional review and approval by the Township Board and Blue Earth County.
Landscaping on the parcel will remain the same, left in a natural state and in a well-kept condition.
Noise levels will remain the same on the property and shall conform to Minnesota Rules Chapter 7030.
Odors on the property will remain the same.
There will be no changes to exterior lighting on the property.
The proposal will not impact nearby properties with vibrations, smoke and particular matter, toxic or Noxious matter and/or dust.
Prior to any construction of the power pole replacement, the applicant must obtain a land development permit.
The parcel is situated within the Rural Conservation District, which requires a Conditional Use Permit for essential services. The Lime Township Zoning Ordinance states: “The following uses may be permitted in the RC, Rural Conservation, and RC-R, Rural Conservation Residential Districts, as a Conditional Use: Essential public utilities and service structures, not including storage yards” (Article 4, Section 3, Part C, Subpart 1). An essential service is described in the Lime Township Code as “communication towers, poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, and accessories including Accessory Structures” (Article 2 Rules and Definitions, Section 5 Definitions). Given the definition and CUP requirement the applicant is requesting to replace the deteriorating poles on the requested parcel.
The applicant shall submit documentation illustrating compliance 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 compliance of a well prior to applying for land development permit.
Site access will remain unchanged, continuing from 3rd Avenue, as identified in the submitted plans. Any modifications to access will require additional review and approval by the Township Board and Blue Earth County.
Landscaping on the parcel will remain the same, left in a natural state and in a well-kept condition.
Noise levels will remain the same on the property and shall conform to Minnesota Rules Chapter 7030.
Odors on the property will remain the same.
There will be no changes to exterior lighting on the property.
The proposal will not impact nearby properties with vibrations, smoke and particular matter, toxic or Noxious matter and/or dust.
Prior to any construction of the power pole replacement, the applicant must obtain a land development permit.
Findings
Staff respectfully submits the following findings:
- The establishment, maintenance, or operation of the conditional use allowing the replacement of utility pole will not be detrimental or endanger the public health, safety, comfort or general welfare.
- The Conditional Use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood given that the pole replacement would provide steady electricity to the surrounding area.
- The establishment of the conditional use permit will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district.
- Adequate utilities, access roads, drainage and necessary facilities have been or will be provided.
- Adequate measures have been or will be taken to provide ingress or egress so designated as to minimize traffic congestion in the public streets.
- The use of the property shall, in all respects other than conditional use, conforms to the applicable regulations of the district in which it is located, because the current use is permitted in the Rural Conservation district and will not change based on the proposal.
- The proposed use does not create a potential pollution hazard.
- The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding vacant property for predominant uses in the area because the use will remain the same.
- Adequate measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise, and vibration so that none of these will constitute a nuisance, and to control lighted signs and other exterior lights in such a manner that no disturbance to neighboring properties will result. Given that the request is a one time replacement of deteriorating poles on the property.
- The Conditional Use conforms to the joint resolution for orderly annexation.
- Site-specific conditions and such other conditions are established as required for the protection of the public’s health, safety, morals, and general welfare.
Recommendation
Staff recommends approval of the conditional use permit to replace the deteriorating power pole and equipment on site with the following conditions:
- A land development permit shall be obtained prior to the commencement of construction for the deteriorated pole and equipment on site.
- The applicant shall seek written approval from Blue Earth County on the septic and well compliance prior to applying for a land use development permit.