Planning Commission Minutes - 09/02/2025 (Joint Workshop)MINUTES
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Tuesday, September 2, 2025 - 5:00 p.m.
Monticello Community Center
Commissioners Present: Chair Andrew Tapper, Vice -Chair Melissa Robeck, Rick
Kothenbeutel, Rob Stark, Teri Lehner
Councilmembers Present: Mayor Lloyd Hilgart, Charlotte Gabler, Lee Martie, Tracy Hinz,
Kip Christianson
Staff Present: Rachel Leonard, Angela Schumann, Steve Grittman, Bob Ferguson,
Matt Leonard, Jim Thares, Tyler Bevier, Anne Mueller
1. Call to Order
Commissioner Chair Andrew Tapper called the joint workshop meeting of the Monticello
Planning Commission and City Council to order at 5:00 p.m.
2. Concept Stage Submittal for a 14.2 acre development including residential and
commercial within the Mixed Density Residential and Manufactured Home Park land
use designation areas as identified by the Monticello 2040 Vision+ Plan
Community Development Director Angela Schumann stated the workshop is a concept
review meeting for the purpose of providing feedback to the developer. For this concept
meeting, the applicant is specifically seeking land use guidance and feedback on the
extension of Deegan Avenue NE, including access points to State Highway 25. Ms.
Schumann stated that notice was mailed to the neighboring properties, noting that as a
concept stage submission, there is no public hearing, but comments may be taken as
time allows.
City Planner Steve Grittman provided an overview of the concept memorandum, stating
that the proposal is not a formal zoning review, but a concept review on the land -use
level perspective including transportation alternatives.
Mr. Grittman displayed an aerial of the two subject parcels included in the concept
proposal; referenced that the approximately 11-acre northerly parcel is included within
the existing manufactured home community and is within City limits, while the
southerly 3-acre subject parcel is part of a larger approximately 40-acre undeveloped
parcel in the Monticello Orderly Annexation Area (MOAA). Mr. Grittman noted The
Meadows Manufactured Home Park (West) is currently guided, developed, and zoned as
a manufactured home park. The southerly parcel is guided for Mixed Density Residential
(MDR) uses.
Mr. Grittman described the conceptual proposal for the easterly 11 acres of the existing
larger northern parcel. Mr. Grittman explained that the area has been and is currently
used for buildings accessory to the manufactured home park. The proposal would
Joint City Council -Planning Commission Workshop — 09/02/2025
connect the current Deegan Avenue NE dead-end, extending the road through the
parcel to create a connection with Highway 25 and continue south to create access to
the approximately 3-acre parcel of the land within Monticello Township.
Mr. Grittman explained City and MNDOT review requirements related to creating the
new intersection with TH 25, which would include a City roundabout. He explained that
the Deegan Avenue NE connection would provide access to the commercial properties
to the north and via connection to School Boulevard.
Mr. Grittman indicated that the concepts submitted by the applicant illustrate examples
for a mix of commercial and residential development for the 11 acre parcel. The existing
parcel is currently zoned and developed for manufactured home park only. The
proposed use, as either commercial or commercial residential mix would require an
amendment to the Monticello 2040 Plan. The 3-acre proposed parcel is currently guided
Mixed Density Residential. Mr. Grittman explained that the proposed commercial use
fo the site would also require an amendment to the Monticello 2040 Plan.
Mr. Grittman introduced City Engineer Matt Leonard to answer questions and provide
infrastructure and road -related information.
Andrew Tapper asked the applicant if they wished to speak on their proposals.
Brett Skilbred, applicant and CEO of the Fisher Development Company, spoke to the
partnership with property owners, Lakeshore Management, to conduct and provide a
feasibility analysis for development of the subject area. Mr. Skilbred stated that the
proposed objectives are to add value to benefit the community and phase City
infrastructure and Highway 25 access improvements.
Mr. Skilbred stated that the 11-acre area between the existing access road and the park
the mobile home park could facilitate road and utility easements for the extension of
Deegan Ave NE with a roundabout. Mr. Skilbred referenced the discussion with MNDOT
and City engineering to incorporate a 3/ signal intersection for the proposed Highway 25
accessibility, reducing the number of U-turns on southbound Highway 25.
Mr. Skilbred referenced the need to provide clarity and direction on land uses for
marketability and future investment.
Mr. Skilbred noted that the extension of Deegan southern would create access and
value for the 3-acre portion of the Township parcel, allocated for future commercial
development. Mr. Skilbred explained the conceptual plans presented include mixed -
density residential (MDR) use. Mr. Skilbred illustrated two conceptual depictions of land
use for the 11-acre area. The first included an approximately 250-unit apartment
complex with adjacent commercial space and the second was an exclusively commercial
concept.
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Joint City Council -Planning Commission Workshop — 09/02/2025
Councilmember Charlotte Gabler asked if the Monticello housing study was reviewed
when the concept plans were drafted. Brett Skilbred confirmed he did review the study
and envisions the next wave of community need is multifamily residential is likely. Mr.
Skilbred indicated that the proposed uses in the concepts are also an opportunity to
buffer future residential development from TH 25 impacts.
Mayor Hilgart said he personally prefers commercial over multi -family at this location of
the highway.
Brett Skilbred inquired about the vacant property on the opposite side of TH25 in terms
of guided land use. Angela Schumann responded the land directly along the east side of
TH 25 is guided for Employment Campus (EC)which is intended for a corporate campus,
light industrial users and a small group of supporting commercial uses.
Mr. Tapper spoke in favor for commercial development, given its potential as high -value
land due to visibility. Mr. Tapper asked if the new intersection at Highway 25 would
require a signal.
City Engineer Matt Leonard spoke to transportation goals in this area, including the
opening of Deegan to School Boulevard for north -bound access. Mr. Leonard
referenced the current U-turn configuration used by both north and southbound
Highway 25 traffic. It was noted that a project which establishes easements has the
potential to initiate discussion with MNDOT on how to best mitigate the current
accesses and improve access via Deegan Avenue NE to School Boulevard for safety.
Councilmember Gabler was in favor of commercial development, notably due to
highway noise and future expansion. Councilmember Gabler asked about the potential
for townhomes on the balance of the township parcel.
Mr. Skilbred noted the current challenges to both developers and investors for housing
and suggested that an increase mixed density from west to east would also support the
frontage road improvements.
Mr. Skilbred stated that from a developer's perspective, commercial is more desirable.
Mr. Tapper asked for consensus from the Councilmembers and Planning Commissioners.
Councilmember Hinz spoke in favor of commercial development.
Mr. Kothenbeutel stated favoring commercial over another potential apartment
complex.
Councilmember Gabler spoke in favor of commercial development.
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Joint City Council -Planning Commission Workshop — 09/02/2025
Councilmember Christianson asked if the developer is aware of any potential easements
which may encumber this parcel. Mr. Skilbred said this review will be accomplished with
the next step in the application process.
Mr. Leonard displayed a map to demonstrate no current or potentially existing
easements for road right of way in the area.
Councilmember Christianson asked for the distance to extend water utilities to this area.
Mr. Leonard explained the water main currently runs to Deegan Avenue NE and stops at
the current extent of the roadway. It was explained that the future placement of
utilities could be trenched north -south on either side of Highway 25 including oversizing.
Councilmember Christianson inquired as to the investment interests of the applicant
and what the delta may be for commercial versus residential.
Mr. Skilbred concurred that the uses would have different profiles; commercial offers
more diversity to build to suit or if for selling individual parcels.
Councilmember Christianson noted that he anticipates push -back from property owners
to the west on development of the southerly parcel.
Mr. Leonard spoke to the benefits of the concept in terms of roadway access for existing
and future developments.
Mayor Hilgart indicated support for the roadway extension not just for new
development but easing the current burden for existing residents.
Councilmember Christianson spoke in favor of commercial development and suggested
to the developer consider including easement agreements for power utility corridors.
Mayor Hilgart suggested commercial development will also drive how the remainder of
the undeveloped parcel will develop in the future.
Councilmember Hinz indicated support for the transportation alternatives associated
with the concept and stated that mixed commercial makes the most sense for this
location.
Mayor Hilgart asked what is proposed at the current crossing at Highway 25 for traffic
mitigation.
Mr. Leonard indicated that the 3/ intersection would be implemented pending
development and remain in place until a future signal is warranted and implemented.
Councilmember Christianson recommended continuing to facilitate corridor
improvements to include a pedestrian crossing or safety measures.
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Joint City Council -Planning Commission Workshop — 09/02/2025
Mr. Leonard spoke to funding and execution, including a potential roundabout at 85cn
Street NE and the various roadway authorities involved. He stated a MNDOT corridor
study involving a walking pathway is currently.
Mr. Leonard also noted that the City will also evaluate utility oversizing and capacity
with a proposed project in the area. He also noted that the Deegan extension may be a
candidate for state grant applications due to its safety components.
A citizen from the audience asked for the definition of commercial in terms of the
concept proposal. Mr. Skilbred referenced any retail establishment, including gas
stations, restaurants, offices for commercial use, strip mall, bank, auto service and
repair to name a few.
Mr. Stark asked if the township parcel in question can be considered for tax abatement.
Ms. Schumann stated that any consideration of tax abatement would be based on the
proposal's alignment with the City's goals.
Commissioner Lehner indicated her support for commercial uses within the 11-acre
parcel.
By consensus, the meeting ended at 5:52 p.m.
Recorded By: Anne Mueller ONVU
Date Approved: October 7, 2025
ATTEST:
Angela SchuWa nfi, Community Development Director
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