Planning Commission Minutes - 06/03/2025MINUTES
REGULAR MEETING — PLANNING COMMISSION
Tuesday, June 3, 2025 — 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Chair Andrew Tapper, Rick Kothenbeutel, Teri Lehner, Rob Stark
Commissioners Absent: Vice -Chair Melissa Robeck
Council Liaison Present: Councilmember Kip Christianson
Staff Present: Angela Schumann, Steve Grittman, Tyler Bevier, Bob Ferguson
1. General Business
A. Call to Order
Chair Tapper called the regular meeting of the Monticello Planning Commission
to order at 6:00 p.m.
B. Roll Call
Andrew Tapper called the roll.
C. Consideration of Additional Agenda Items
None
D. Approval of Agenda
ROB STARK MOVED TO APPROVE THE JUNE 3, 2025 REGULAR PLANNING
COMMISSION MEETING AGENDA. TERI LEHNER SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY, 4-0.
E. Approval of Meeting Minutes
TERI LEHNER MOVED TO APPROVE THE MAY 6, 2025 REGULAR MEETING
MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 4-0.
Councilmember Kip Christianson asked if the minutes correctly reflected the
position of the Commissioners regarding 45-foot lots with context to the
composition and percentage.
Teri Lehner stated that her interpretation was not that 45-foot lots would never
be acceptable, but of the ratio and percentage being at such a high amount was
her concern and is also reflected in the minutes.
F. Citizen Comment
None
2. Public Hearings
A. Continued Public Hearing - Consideration of a Request for an Amendment to
the Monticello Citv Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance,
Planning Commission Regular Meeting Minutes — 06/03/2025
Section 153.044 Business Base Zoning Districts, Central Community District for
standards applicable to Parking and 153.067 Off -Street Parking, Standards
applicable to commercial, industrial and civic/institutional uses in the Central
Community District (CCD).
Applicant: City of Monticello
City Planner Steve Grittman spoke to the proposed amendments as related to
the context of parking in the downtown district. Mr. Grittman stated that the
City provides much of the parking supply for the businesses located in the
Central Community District (CCD), yet the current ordinance does not provide
enough clarification for an accurate estimation of off -site parking needs and
availability.
Planner Grittman elaborated on the proposed amendments, including the
parking study portion of the proposed amendment. The intention is to refine the
parking study requirements to illustrate how much parking is utilized and where
the parking exists downtown in proximity to the site location for staff review,
short of a hired transportation engineer to conduct said study. This language and
the study itself will lend guidance to Community Development staff to determine
parking needs per application.
Planner Grittman continued to note that the amendment addresses the situation
in which the use of property changes to become more intensive. Parking spaces
are proposed to be calculated from zero for the use, with on -site parking
provided as required or via payment to the City public parking fund.
The third portion of the proposal involves amended calculations for restaurant
parking in the CCD, said Planner Grittman, to reflect a better estimated occupant
load of one parking space per three -seat capacity per building code, as opposed
to the current complicated methodology of breakdown by square footage.
The fourth portion of the proposed amendment provides a reference in the
parking section of ordinance to the parking fund as identified in the CCD, said
Planner Grittman.
Planner Grittman indicated that the amendment further designates that
Community Development staff identify compatible uses for joint parking in the
CCD, definition of daytime and nighttime uses, and a modified distance rules for
shared parking on a one-to-one basis with other property owner(s).
Planner Grittman spoke on the modifications to the joint parking distance rule
within the CCD to minimize the number of surface parking spaces.
Planner Grittman then spoke to the proposed amendment to address past
discussions by Commission to waive the requirement for parking spaces for
Planning Commission Regular Meeting Minutes — 06/03/2025
restaurant and bar outdoor seating, based on the logic that patrons are more
likely to walk longer distances in warmer weather to utilize outdoor spaces;
these seats are not available during the cold weather season.
Chair Andrew Tapper asked if a tracking measure might be available to review
and manage joint -use parking agreements in the CCD, to decipher a business
parking capacities and if multiple parties might also be involved.
Planner Grittman stated that staff reviews parking as part of a conditional use
permit process and maintains the recorded proceedings documents. He
indicated that a database for tracking joint -parking could be created. As the
applications are received cumulatively over time, a better understanding will
determine parking needs on a block -by -block basis. Outside of a formal parking
study, the database would help identify and address conflicts if they arise.
Councilmember Kip Christianson asked for clarification regarding the parking
study.
Planner Grittman stated a parking study is drafted by or contracted on behalf of
the owner at their expense; the City does not conduct its own parking study for
CUP applications unless deemed necessary. The extent of the study can be a
simple one to provide parking evidence, as to not burden the applicant with
overcomplexities.
Andrew Tapper referenced an example might include using a satellite view map,
identifying the required footage per code, and then counting parking spaces per
code language.
Planner Grittman added to Chair Tapper's comments, stating that the goal of the
study and mapping is to reference how many surface and on -street spaces are
occupied throughout a week at varying times and to demonstrate how much and
where parking may be available.
Andrew Tapper opened the public hearing portion of the agenda item.
Andrew Tapper closed the public hearing portion of the agenda item.
RICK KOTHENBEUTEL MOVED TO ADOPT RESOLUTION 2025-016
RECOMMENDING APPROVAL OF ORDINANCE NO. 8XX AMENDMENT TO THE
MONTICELLO CITY CODE, TITLE XV, LAND USAGE, CHAPTER 153: ZONING
ORDINANCE, SECTION 153.044 BUSINESS BASE ZONING DISTRICTS, CENTRAL
COMMUNITY DISTRICT FOR STANDARDS APPLICABLE TO PARKING AND 153.067
OFF-STREET PARKING, STANDARDS APPLICABLE TO COMMERCIAL, INDUSTRIAL
AND CIVIC/INSTITUTIONAL USES IN THE CENTRAL COMMUNITY DISTRICT (CCD),
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Planning Commission Regular Meeting Minutes — 06/03/2025
BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 4-0.
Community Development Director Angela Schumann stated the consideration by
City Council for the zoning ordinance amendment will be placed on the June 9,
2025 regular meeting agenda.
3. Regular Agenda
None
4. Other Business
A. Community Development Director's Report
Community Development Director Angela Schumann gave an overview on the City
Council actions related to Planning Commission recommendations, including the
series of requests by Tamarack Development for The Meadows at Pioneer Park with
recommendations by Planning Commission for denial of all three applications.
The Council consent agenda for May 27, 2025 included the land use amendment as
requested by Scannell Properties, the Red Rooster PUD amendment, and the CUP
amendment for West Metro/Carcone, which were all approved per Planning
Commission recommendation.
Angela Schumann spoke to the proposed legislation for preemption on zoning,
subdivision, and other housing -related matters, which did not pass in the 2024
session. She noted that it is likely that the House and Senate committees will revisit
in a continuation at their next session.
Angela Schumann provided an update on the Meadowbrook plat; the plat has been
recorded and ground -breaking for phase one is underway.
A previous Director's Report indicated that amendments relating to the outcomes of
the housing workshop meeting held jointly with the EDA and Council would be
brought forward for consideration by Commissioners. To verify staff has the correct
information as discussed, an upcoming workshop to review the discussion notes and
potential amendments will take place before the next regularly scheduled Planning
Commission meeting in July.
Angela Schumann provided a brief overview of and referenced the link for full
information on the Monticello Annual comprehensive Financial Report conducted by
the City's auditing consultant and a project update through May 2025.
Chair Tapper asked about a potential third carwash planned for development along
Chelsea Avenue. Angela Schumann stated the development plans for the Big River
Planning Commission Regular Meeting Minutes — 06/03/2025
445 PUD were conceptual, showing potential uses for the lots. She recalled one
identified as a future carwash in the development stage of the PUD, which requires
an amendment to the PUD and final stage of the PUD to come forward for
Commission's consideration; nothing formal has been received to date to her
knowledge.
5. Adjournment
RICK KOTHENBEUTEL MOVED TO ADJOURN THE JUNE 3, 2025 REGULAR MEETING OF
THE MONTICELLO PLANNING COMMISSION. TERI LEHNER SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY, 4-0. MEETING ADJOURNED AT 6:27 P.M.
Recorded By: Anne Mueller
Date Approved: July 1, 2025
ATIIEST:
Angela Schunfarjn,(Corghmunity Development Director
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