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Planning Commission Minutes - 07/01/2025MINUTES REGULAR MEETING — PLANNING COMMISSION Tuesday, July 1, 2025 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Vice -Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner Commissioners Absent: Rob Stark Council Liaison Present: Councilmember Kip Christianson Staff Present: Angela Schumann, Steve Grittman, Bob Ferguson, 1. General Business A. Call to Order Chair Tapper called the regular meeting of the Monticello Planning Commission to order at 6:05 p.m. B. Roll Call Andrew Tapper called the roll. C. Consideration of Additional Agenda Items None D. Approval of Agenda MELISSA ROBECK MOVED TO APPROVE THE JULY 1, 2025 REGULAR PLANNING COMMISSION MEETING AGENDA. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Approval of Meeting Minutes • Regular Meeting Minutes —June 3, 2025 MELISSA ROBECK MOVED TO APPROVE THE JUNE 3, 2025 REGULAR MEETING MINUTES TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Council member Kip Christianson arrived at the meeting at 6:07 P.M. 2. Citizen Comment None 3. Public Hearings A. Consideration of a Request for Amendment to Conditional Use Permit for Planned Unit Development for a Restaurant as a Principal Use and Drive Through Services as an Accessory Use in the B-4, Regional Business District. Applicant: Earl Gebauer Planning Commission Regular Meeting Minutes — 07/01/2025 City planner Steve Grittman provided background on the former McDonald's site and the original development along 7th Street. He noted that access and entrances are shared and limited in location due to existing infrastructure and anticipated future development to the east. He explained that parking requirements were originally calculated using outdated code standards. Since then, standards have been updated and the proposed use is consistent with requirements. Steve Grittman referenced the SunnyDays therapy site located west of the subject parcel, which was designed to connect to this site to accommodate fire access and snowplow operations. A pedestrian connection between the two is also proposed. He also noted that the Union Crossings PUD approval included a condition for a future pedestrian crossing to be located east of the site, to coincide with infrastructure improvements along 7th Street, as well as accommodating the existing shared entrance. Teri Lehner spoke to the proposed as a good use of existing vacant space. Andrew Tapper opened the public hearing portion of the agenda item. Earl Gebauer, applicant and representative for Shaw Construction (Eden Prairie, MN), stated the design will be revised to meet sidewalk standards as required in the conditions. Andrew Tapper closed the public hearing portion of the agenda item. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2025-025 RECOMMENDING APPROVAL OF REQUEST FOR AMENDMENT TO CONDITIONAL USE PERMIT FOR PLANNED UNIT DEVELOPMENT FOR A RESTAURANT AS A PRINCIPAL USE AND DRIVE THROUGH SERVICES AS AN ACCESSORY USE IN THE 13- 4, REGIONAL BUSINESS DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. B. Consideration of a request for Conditional Use Permit for a Wireless Telecommunications Service Antennae and Antenna Support Structure in the I- 1, Light Industrial District. Applicant: George Woicicki Planner Steve Grittman spoke to the request to install a 140-foot-tall utility tower for accessory use. While similar in construction to commercial cellular structures, the tower will be used only for internal communication purposes and is to be located within the southeast corner of existing fenced substation 2 Planning Commission Regular Meeting Minutes — 07/01/2025 property. Mr. Grittman spoke to the details laid out in the report meeting all requirements and of the 50-foot setback from the southern property line. If potential discontinued use of the tower for strictly private purposes is proposed, the commercial use will trigger a revision to the CUP. Further review on screening and landscaping under the current CUP requirements indicated the incomplete screening needed at the east and south property lines which could be enhanced and is a condition of approval and proposed recommendation. Andrew Tapper asked Mr. Grittman to again clarify if the proposal is for commercial use, given the project description language in the staff report. Planner Grittman thanked Mr. Tapper for bringing that to attention; he stated that it was a typo and that the tower is for private use by Xcel Energy only. Andrew Tapper opened the public hearing portion of the agenda item. George Wojcicki, applicant, spoke to the Commission. He indicated that they will be working with a project management team for landscape screening requirements and inquired as to adequate timeframe for installation. Planner Grittman suggested before the end of the summer/fall construction season. Andrew Tapper suggested City staff will maintain open communication with the applicant throughout the duration. Andrew Tapper closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2025-026 RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT FOR A WIRELESS TELECOMMUNICATIONS SERVICE ANTENNAE AND ANTENNA SUPPORT STRUCTURE IN THE 1-11, LIGHT INDUSTRIAL DISTRICT SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. C. Consideration of a request for Request for Conditional Use Permit for Cross Parking and Access in the 1-1, Light Industrial District. Applicant: Michael Maher Planner Steve Grittman spoke to the request and proposal for future phased facility expansion. He indicated that the initial phase of expansion would also include increased parking into the adjacent City parcel. The main objective of the 3 Planning Commission Regular Meeting Minutes — 07/01/2025 CUP is to utilize the City access at the north for the future north/northeast office buildout and add parking on the City parcel. Steve Grittman spoke to the construction phasing by the applicant and noted the need to maintain public parking for access to the trails at Otter Creek; the temporary parking locations for construction trailers on site, and of timing for modifications from aggregate surface to turf, per conditions. Andrew Tapper inquired on the bolded and dashed lines depicted on the presented site plan. Steve Grittman clarified the intended construction area, noted the two dead -ends indicate future parking locations, leading traffic flow into the south/back areas. Teri Lehner asked if the current landscaping on the City parcel would be replaced. Steve Grittman state that the trees on the City parcel would be removed for parking space taking place in conjunction with the project. The landscaping plan provided by the applicant will replace that landscaping as shown on the plan. Andrew Tapper opened the public hearing portion of the agenda item. Andrew Tapper closed the public hearing portion of the agenda item. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2025-027 RECOMMENDING APPROVAL OF REQUEST FOR CONDITIONAL USE PERMIT FOR CROSS PARKING AND ACCESS IN THE 1-1, LIGHT INDUSTRIAL DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. D. Consideration of a request for an amendment to Title IX for General Regulations, Title XI for Business Regulations and Title XV, Chapter 153: Zonino, for the regulation of Cannabis and Lower -Potency Hemp Edible land uses subiect to local adoption of the provisions and mandates of the Minnesota State Statute Chapter 342. Applicant: Citv of Monticello Community Development Director Angela Schumann spoke to the direction of the City Council in a recent prior workshop regarding sales of cannabis beverages at the Monticello liquor store. To allow this use, amendments to the zoning ordinance are necessary. The municipal liquor store holds an on -sale retail liquor rd Planning Commission Regular Meeting Minutes — 07/01/2025 license; it is located within the CCD which currently does not allow for lower - potency hemp retail sales. Under the current ordinance, lower -potency hemp retail is only permitted as a principal use within Business Based (B-2, B-3, B-4) Districts. The proposed amendment would expand that allowance to include the CCD and the Pointes at Cedar (PCD) Districts, but limit such sales as accessory uses. Angela Schuman stated that the proposed ordinance would restrict sales to licensed businesses where other State alcohol and tobacco compliance checks are required. Angela Schumann provided discussion points for Commissioners, including adoption of removing buffering restrictions for sales and clarifying zoning amendments to retailers for number of allowed registered retailers, to be reflected in both sets of ordinances involving the Business District and specifically the CCD. Andrew Tapper inquired about retailers holding 3.2% liquor and tobacco sales and if the proposed ordinance would allow for THC edibles and low -potency hemp product sales at convenience and gas stations. Angela Schumann confirmed that to be correct if the business is located in the authorized zoning district as proposed by the ordinance. Angela Schumann also stated approval and compliance is State directed; many retailers have already contacted the City. Teri Lehner asked if such licensing will be secondary or grandfathered in for establishments holding State licenses. Angela Schumann spoke to the State regulatory authority requirements and indicated that registration for lower - potency hemp with the MN Office of Cannabis Management is required. Teri Lehner asked whether special events approved to sell alcohol would also be allowed to sell THC drinks. Andrew Tapper noted that depending on the location and if outside of the B-2/B-3/B-4 and CCD, it would not meet zoning. Angela Schumann agreed, noting that many City events take place within the CCD and noted park settings are eligible for special event permitting; the City Clerk can clarify regarding the type of liquor license for those events and staff will return to Commissioners with more information on this process. Andrew Tapper spoke in favor to adding language to restrict or to not allow special permitting or temporary licensing. Teri Lehner agreed to this being called out specifically. 5 Planning Commission Regular Meeting Minutes — 07/01/2025 Andrew Tapper referenced the Lions's annual Brewfest held at Ellison Park; asked who may apply for the special event — a third -party event organizer or license -holder — and how to determine that they are a State -license holder allowed to sell cannabis on -site. For clarity, Angela Schumann said the discussion is regarding low -potency hemp (LPH) edibles, not cannabis. Kip Christianson asked how the City may affirmatively allow the LHP sales when others are granted approval of alcohol sales outdoors regardless of zoning location? Angela Schumann said the event would need to be within the 13-2/13- 3/B-4/CCD/PCD. Teri Lehner spoke to The Pointes at Cedar (PCD) and if there is potential to be to serve LPH products when developed. Angela Schumann stated that it would be allowed only as an accessory use within the noted districts, including the PCD. She also referenced the table provided with the drafted ordinance amendment. Kip Christianson asked if tobacco retailers do not need a liquor license to sell THC beverages and edibles. Angela Schumann affirmed that edibles and THC fall under the State's general LPH category, which includes gummies and THC beverages, and indicated that tobacco -only license -holders could sell LPH products. Angela Schumann addressed the Wright County regulation prohibiting use of cannabis in public settings regarding the special event question. Wright County adopted the prohibition under state public health statutes, which allow that ordinance to apply to all of Wright County, including municipal jurisdictions including the City of Monticello. Angela Schumann spoke to the County encountering potential issues, if the "public use" ordinance stays in place. Teri Lehner asked of the Wright County definition of "public", if someone were able to purchase a THC product from a bar. Angela Schumann stated that Wright County's ordinance defines public "place". Andrew Tapper opened the public hearing portion of the agenda item. Andrew Tapper closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2025-028 RECOMMENDING APPROVAL OF AN AMENDMENT TO TITLE IX FOR GENERAL REGULATIONS, TITLE XI FOR BUSINESS REGULATIONS AND TITLE XV, CHAPTER 0 Planning Commission Regular Meeting Minutes — 07/01/2025 153: ZONING, FOR THE REGULATION OF CANNABIS AND LOWER -POTENCY HEMP EDIBLE LAND USES, BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. 3. Fegular Agenda None 4. Other Business A. Community Development Director's Report Angela Schumann spoke of the workshop session held prior to the regular meeting to generate direction regarding data center ordinance development. Relating to the topic, two applicants have inquired on the City's environmental process; one is entering the Alternative Urban Areawide Review (AUAR) phase. Due to the nature of the request and scale of the development, an AUAR scoping document is required and the applicant has asked for the City's preparation of that document. City staff continues to work closely with Kimley Horn and WSB to prepare the AUAR scoping documentation. When available to review, a public comment period will be required. Angela Schumann provided updates on the matters from the June meeting brought forward to Council with Planning Commission recommendations. Tamarack Development withdrew their application, so it did and will not move forward to Council. The developer of Haven Ridge West has requested an extension for the Haven Ridge final plat and final stage of their approved PUD, anticipated for Council consideration in July or into August; all other matters were approved on the June 23 Consent Agenda of the Council. Angela Schumann encouraged Commissioners to review the Highway 25 Planning & Environmental Linkage Study for transportation solutions with four presented alternatives for the river bridge crossing and to provide feedback as residents of the community. As this project and other MNDOT projects progress, City Engineer Matt Leonard will be invited to speak to Commission on the status, along with the capital improvement plan (CIP) on a future agenda. As a thank you for their service, Angela Schumann invited Commissioners to attend the Volunteer Picnic on Thursday, July 24. Andrew Tapper asked of the progress at the Wendy's site. Building Official Bob Ferguson spoke to the plan review process and the next steps in the applicant's favor to move forward. 5. Adiournment 7 Planning Commission Regular Meeting Minutes — 07/01/2025 MELISSA ROBECK MOVED TO ADJOURN THE JULY 1, 2025 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. MEETING ADJOURNED AT 7:15 P.M. Recorded By: Anne Mueller Date Approved: Au21, t 5� 2025 A/ Angela Schuman�,%6m}nunity Development Director E�