City Council Minutes 12-02-2025 Joint WorkshopMINUTES
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Tuesday, December 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: Charlotte Gabler, Lee Martie, Tracy Hinz, Kip Christianson
Councilmember Absent: Mayor Lloyd Hilgart
Staff Present: Rachel Leonard, Steve Grittman, Bob Ferguson, Jim Thares,
Tyler Bevier
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 3.49-acre, 96-unit residential development within the 13-
4: Regional Business district
City Planner Steve Grittman provided an overview of the concept memorandum, stating
the proposal is not a formal zoning review, but a concept review on the land -use
perspective.
Mr. Grittman illustrated the 3.5-acre subject parcel located between Wal-Mart and
Autumn Ridge townhome development; spoke to the history of platting as three lots
intended for commercial use and proposal amendment in 2021 for mixed use. Mr.
Grittman described the lapse in timeline extension and reconfiguration for concept
review to obtain feedback and direction, leading back into the development stage.
Mr. Grittman described the components of the Concept Plan submissions for review and
the amended Planned Unit Development (PUD) proposal, and explained how the
Housing Study, completed in 2022-2023, addressed current considerations to best
forecast the need and demand for housing units through 2028.
Mr. Grittman explained the financials for multi -family housing developed since 2020,
the available occupancy for various developments, and the market rental rates. Given
the current conditions, further discussion on additional multi -family housing needs may
follow. The original 2020-2021 final plat and PUD approvals required the plat to be
recorded as a condition of final approvals; future land use approvals would include
preliminary plat, development stage PUD, and Final Plat and Final Stage PUD.
Craig Gottschalk, Firm Ground Architects & Designers, introduced himself as the Project
Manager and Ryne Nichols as Project Building Designer and civil site planning group.
Joint City Council -Planning Commission Workshop Meeting — 12/02/2025
Property owner Vishal Dutt for Apartments Monticello LLC introduced himself and
others on the ownership team, as developers for the project.
Mr. Gottschalk explained the application set included the 2022 approved plans;
described the changes to the site layout for the building and addressed construction
code revisions included for board member feedback. He described the intended units
and amenities of the complex, including both common and parking areas.
Mr. Tapper asked about parking calculations; Mr. Gottschalk said one space is calculated
per bedroom.
Mr. Tapper asked if snowplowing was considered; Mr. Gottschalk said the property
manager will address seasonal mitigation, including landscaping.
Mr. Tapper inquired about the proposed target market demographics, and Mr.
Gottschalk stated market value would be the sales point.
Mr. Tapper recalled the prior review and discussion regarding amenities and location for
the proposed development between the retailer (zoned B-4: Regional Business) and
townhomes (R-3: Medium Density Residential); asked the applicant what elements
might draw interest for occupancy.
Mr. Dutt explained the history of the land purchase and the intent to build during a
more favorable economic climate. He stated the amenities would drive market interest,
without referencing specific details. Mr. Dutt also described additional properties
owned throughout the Twin Cities area.
When asked about the adjacent commercial businesses, the applicants reported to a
cross -easement agreement already drafted and recorded.
The applicants were asked about overflow parking for guests and rental fees for parking.
Mr. Dutt said surface parking will be included with the monthly rent fees; underground
parking will be additional. When asked about capacity for surface parking, the applicant
stated most renters add parking to their monthly fees; claims other owned properties
maintain proper snow removal upkeep in winter without issues.
Councilmember Gabler asked about the types of units and the number of bedrooms; the
applicant said they were looking to the boards for consensus.
Councilmember Christianson recalled the 2022 approval and said he is still in favor for
the proposed.
Mr. Kothenbeutel noted the driveway configuration; asked about fire department
access.
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Joint City Council -Planning Commission Workshop Meeting — 12/02/2025
The applicant explained the multiple site plan revisions made to achieve compliance
based on guidance from staff and the fire department. The applicant also discussed a
market demand study conducted at the outset of the 2022 request, as well as a more
recent study with similar findings, indicating demand for approximately 300-400 units in
the area.
Mr. Christianson spoke in favor of the proposal, noting the unique characteristics of the
parcel.
Mr. Tapper asked for clarity regarding the access point to the east; Mr. Gottschalk said
an easement agreement opened the possibility for additional parking.
Further discussion presented the need for proper traffic signage for one-way streets.
Mr. Grittman expanded on the comments made at the prior approval to deter from
using the western access via easement rights.
The applicant demonstrated on the aerial how the development is planned to connect
walking paths and sidewalks.
Mr. Tapper commented on the complex nature of the site on the eastern portion of the
property and snow accumulation during winter months; traffic flow is a concern of his.
Mr. Christianson asked if any concerns may have arisen from neighboring properties,
per requests for easement access; both applicants stated they had no issues with
permission granted back in 2022.
Mr. Christianson presented a question regarding sidewalk access to Walmart and
utilities on the south side of the parcel; the applicant agreed to address this concern for
clarity.
Scott Davidson, owner of the Monticello Pet Hospital, shared concerns for the easterly
access, for patient and customer safety, through the parking lot; recognized the
recorded easement and asked if any alternatives to deter pedestrians from cutting
though the parking lot and keep to the sidewalk. Mr. Davison is willing to work to
mitigate the issue before it becomes a problem.
Mr. Kothenbeutel asked if speed bumps might address the concern among property
owners. Members and applicants discussed this and other options to keep traffic
flowing at a minimum.
Mr. Christianson noted the crosswalk within the development as part of the project;
suggested implementing a speed -monitoring device into the pedestrian infrastructure as
a consideration for the development design.
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Joint City Council -Planning Commission Workshop Meeting — 12/02/2025
The applicants agreed to request a civil engineering review of pedestrian cross -traffic
components in the parking lot plan.
3. Adjournment
By consensus, the meeting ended at 5:45 p.m.
Recorder by: Anne Mueller
Approved 2/23/26:JLO
?niferS!OhreQer
Attest: ZIA &Mo)
City Administrator
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