Planning Commission Resolution PC-2026-03 (Rockstone Auto Variance)CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2026-03
APPROVING A VARIANCE FOR
SERVICE DOORS FACING A PUBLIC STREET
AS A COMPONENT OF AUTO REPAIR- MAJOR
IN A B-3, HIGHWAY BUSINESS DISTRICT
PID 1550-270-01041; 155-027-001031
WHEREAS, the applicant has submitted a request for a Conditional Use Permit for Auto
Repair -Major as an additional use to an existing vehicle sales facility; and
WHEREAS, the proposed facility would alter the existing conditions through modifications
to the sales and display area, as well as altering the locations for designated employee and
customer parking; and
WHEREAS, the City's standard zoning regulations require that for Auto Repair -Major, no
service bay doors may face the public street; and
WHEREAS, the applicant seeks a variance from the prohibition for service doors facing the
public street as required by the City's zoning ordinance; and
WHEREAS, the proposed use would have no other expected impacts on the site; and
WHEREAS, the site is zoned Highway Business (B-3), which allows such use as an accessory
use by Conditional Use Permit; and
WHEREAS, the general land use would be consistent with the long term land use plan for
the City and the location, including the designation of the site for "Community Commercial"
uses; and
WHEREAS, the applicants have provided materials documenting that the proposed use
facilitates long term use of the site for uses in the B-3 zoning district; and
WHEREAS, the applicants have provided materials documenting that the proposed use will
comply with the terms and standards of the zoning ordinance with the recommendations
approved by the Planning Commission; and
WHEREAS, the Planning Commission held a public hearing on January 6t", 2026 on the
application and the applicant and members of the public were provided the opportunity to
present information to the Planning Commission; and
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2026-03
WHEREAS, the Planning Commission has considered all of the comments and the staff
report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following Findings
of Fact in relation to approval of the variance:
1. The applicant has provided plans demonstrating that the proposed facility will be
in compliance with the standards for major auto repair facilities found in the
zoning ordinance (subject to variance approval).
2. The site in question is unique in that it is bounded by three public streets, and
the fourth side of the site does not accommodate vehicle access to the building.
3. The use is a reasonable one in the subject zone and neighborhood, adjoining or
near to properties with similar uses, both principal and accessory.
4. The applicant has provided plans demonstrating that the use will improve long-
term use of the site for uses in the subject zoning district and Comprehensive
Plan land use category.
5. The parcel is intended for commercial uses, which is the existing and proposed
use of the property.
6. The operation of the business will not create noise, odors, visual impacts, or
other noticeable impacts on the property or the neighborhood beyond those
expected for allowed uses in the zoning district, subject to the additional site
improvements as required by City approval.
7. The use will improve convenience to customers and to the public, consistent
with the City's economic development objectives for commercial property.
8. The proposed variance is not due to conditions that are primarily economic in
nature, nor created by the applicant.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello,
Minnesota, that the Planning Commission hereby approves the Conditional Use Permit
variance for service bay doors facing the public street for Auto Repair - Major, subject to the
conditions identified in Exhibit Z of the Staff report, as listed below:
1. The CUP is conditioned on approval of the variance to accommodate service
bay doors facing a public street.
2. Compliance with the site plan and parking signage of the original CUP
granted on January 27, 2025, with changes to the signage reflecting the
proposed site plan included in the staff report of January 2026.
2
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2026-03
3. No outdoor storage of vehicles waiting to be serviced shall be allowed on the
site.
4. Vehicles whose service work is completed may occupy employee or customer
parking spaces on a temporary basis if space exists, but not in such a manner
that shifts any parking to the public street.
5. Modification of site parking signage consistent with the site plans
accompanying this application.
6. Compliance with the terms of the Chief Building Official's letter dated
December 29, 2025.
7. Comments and recommendations of other Staff and Planning Commission.
ADOPTED this 61" day of January, 2026 by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
By:
Andrew Tapper, Chair
ATTEST:
Angela ScIjbrylar%n, Community Development Director
3