Planning Commission Minutes - 04/07/2026 (Workshop)MINUTES
MONTICELLO PLANNING COMMISSION WORKSHOP
Tuesday, April 7, 2026 — 5:00 p.m.
Monticello Community Center, Academy Room
Commissioners Present: Chair Andrew Tapper, Vice -Chair Melissa Robeck, Rick
Kothenbeutel, Rob Stark
Commissioner Absent: Teri Lehner
Council Liaison Present:
Staff Present:
Guest Present:
1. General Business
A. Call to Order
Councilmember Kip Christianson
Angela Schumann, Bob Ferguson, Tyler Bevier
Scott Cutsforth, Monticello resident
Chair Andrew Tapper called the workshop of the Monticello Planning Commission to
order.
B. Roll Call
Mr. Tapper did not call the roll but noted to the absence Commissioner Teri Lehner
and Council liaison Christianson.
C. Discussion on Amendments to 2040 Vision + Plan and Zoning Ordinance for single-
family housing goals
Community Development Director Angela Schumann referenced the March 2025
joint workshop housing and on -going discussions on housing goals for the city. She
noted that the current workshop discussion would focus on lot area, width and
design standards and walked through the summary of past discussions.
Ms. Schumann indicated that of note for discussion will be points where the
comprehensive plan guidance or feedback from the Commission did not directly
align with the current zoning ordinance.
1. Estate Residential (ER) — Ms. Schumann noted that the 2040 Plan allows up to
2 dwelling units per acre. The Residential Amenities District (R-A) zoning
district allows up to 2.7 units/gross acre. Given the Commission's past
feedback to specify for gross density within the 2040 Plan, the current R-A
zoning supports a higher density than the 2040 Plan based on the allowable lot
areas.
Mr. Grittman said that while the R-A zoning was not used often, the City has
held firm to the need to accommodate this type of district to meets its goals.
Planning Commission Workshop Minutes — 04/07/2026
Ms. Schumann noted the differences between land use and zoning ordinance.
Mr. Grittman explained that the costs to develop the infrastructure to serve
larger lots and overall market trends presented challenges for development of
larger lot housing.
Council liaison Christianson joined the workshop.
There was discussion regarding the opportunity and challenges for this type of
housing for Monticello relative to adjacent communities. Mr. Tapper suggested
that while the current market may not support estate development now, the
City should have clearly set the development expectations and standards.
Ms. Schumann pointed out the comparison in tax valuation on a parcel of land
that accommodates one large home on a large lot, versus two comparably
larger homes on smaller, but still substantial sizes lots.
Ms. Schumann said R-A zoning had been applied to R-1 lots by planned unit
development in the past, noting Carlisle Village as an example. The common
use of PUD was also noted.
Mr. Tapper asked for clarifications pertaining to gross and net densities within
the 2040 Vision + Plan.
Mr. Grittman said the calculations may appear to align, but the comprehensive
plan's proposed gross density does not count wetlands, unbuildable elevations,
and other complexities, which would result in the "net" available land that the
zoning ordinance lot areas are based on.
Ms. Schumann explained the need for clarity and consistency in both the 2040
Vision + Plan and zoning. She also noted that the City would anticipate slower
growth for Estate Residential areas.
Commissioners and staff discussed the lot sizes that might be considered estate
residential, ranging from the 16,000 required by code to as much as 2 acres.
Mr. Christianson referred to the desire for more estate residential, although the
market demand was low. He noted that the presence of land areas with higher
amenities, such as those near Bertram Park and areas near Lake Pelican and
the Monticello Rod & Gun Club are better suited for estate residential.
Ms. Schumann brought attention to the Schulender property adjacent to
Bertram Park and availability of City utilities. She provided context to the Spirit
Hills South parcel designated low density may have considerable qualities for
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Planning Commission Workshop Minutes — 04/07/2026
estate residence while working with terrain, utilities, and other development
complexities.
Members exchanged perspectives on density and market demand for estate
residential regarding individuals, moreover developers. They discussed
construction costs and challenges related to extending City infrastructure and
noted that these factors are not aligning economically.
Ms. Schumann noted that the Estate Residential designation was developed
with the Monticello 2040 Vision + Plan and reflective of the R-1A/R-A zoning
developed for Carlisle Village and Hillside Farms, with the goal of developing
larger lot sizes and larger homes.
Ms. Robeck recalled past discussion for one-half acre parcels for larger home
development.
Commissioners and staff ultimately decided to continue discussion forward to
another workshop.
2. Adjournment
By consensus, the workshop ended at 5:59 p.m.
Recorder by: Anne Mueller A
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Date Approved: May 5, 2026
Attest:
Angela Schumann, Community Development Director
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