Planning Commission Minutes - 07/07/2026MINUTES
REGULAR MEETING — PLANNING COMMISSION
Tuesday, July 7, 2026 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Chair Andrew Tapper, Vice Chair Melissa Robeck, Rob Stark,
Rick Kothenbeutel, Teri Lehner
Council Liaison Present: Councilmember Kip Christianson (arrived at 6:20 p.m.)
Staff Present: Angela Schumann, Steve Grittman, Tyler Bevier, Bob Ferguson
1. General Business
A. Call to Order
Chair Andrew Tapper called the regular meeting of the Monticello Planning
Commission to order at 6:00 p.m.
B. Roll Call
Mr. Tapper stated all members of Commission were present and noted the
absence of Councilmember Christianson noting Mr. Christianson would join
when available.
C. Consideration of Additional Agenda Items
None
D. Approval of Agenda
MELISSA ROBECK MOVED TO APPROVE THE JULY 7, 2026 REGULAR PLANNING
COMMISSION MEETING AGENDA. ROB STARK SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY, 5-0.
E. Approval of Meeting Minutes
MELISSA ROBECK MOVED TO APPROVE THE JUNE 2, 2026 REGULAR MEETING
MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 5-0.
ROB STARK MOVED TO APPROVE THE JUNE 2, 2026 WORKSHOP MINUTES.
ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY,
5-0.
2. Public Hearings
A. Consideration of a Preliminary Plat for Redford Crossing, Consideration of
Comprehensive Plan Amendment re -guiding certain parcels to Public
Institutional and Mixed Neighborhood or other land use designations
necessary to support the Monticello 2040 Vision + Plan, Consideration of an
Planning Commission Regular Meeting Minutes —July 7, 2026
amendment to the Monticello Official Zoning Map for Rezoning to Planned
Unit Development, and Consideration of a Development Stage Planned Unit
Development (PUD) for the development and use as a Public Works Facility, a
Public Building or Use.
Applicant: City of Monticello
City Planner Steve Grittman introduced the considerations for four items
concerning the development for future Public Works facility including a
preliminary plat of the subject site for Redford Crossing, amendments to the City
comprehensive plan for land use guidance of certain parcels, amendment to the
Monticello zoning map to reguide the subject site to planned unit development
(PUD), and Development Stage of the PUD for public works facility/public
building use.
Mr. Grittman illustrated the plat configuration and the placement of the Public
Works campus buildings and components, and roadway access including the
proposed Redford Lane extension.
Mr. Grittman noted that the Planning Commission had previously reviewed a
proposed plat and plans for the facility. Since that time, changes to both have
been made based on fiscal and functional reasons. The revisions included the
facility's primary building structured on one level and the location and materials
for the accessory structures, including the salt storage building.
Mr. Grittman highlighted zoning ordinance requirements for screening, which
will also be reviewed for compliance with the final stage PUD review process.
Mr. Grittman described operations regarding City equipment use and schedule
for noise mitigation. He noted outdoor employee parking locations and overall
traffic circulation.
Mr. Grittman referred to the electric utility encumbered area of the property
reserved for stormwater maintenance and noted that additional wetland
delineation information will be required for the vacant lot proposed to the west
of the Public Works site. Mr. Grittman said School Boulevard is subject to
extension with future development considerations.
Mr. Grittman then highlighted the overall grading plans; described berming for
screening and buffering between the facility and manufactured home park to the
south. He noted recommendations for landscaping, including maintenance and
extensive vegetative buffer along the berm area. He noted that the prepared
plans exceed requirements of the PUD regarding buffering minimums.
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Planning Commission Regular Meeting Minutes —July 7, 2026
Mr. Grittman summarized Exhibit Z, as part of the proposed PUD.
Mr. Tapper inquired as to whether a photometric plan was received. Ms.
Schumann stated a revised plan was received, and the agenda shall be amended
following the meeting if the plan was not included with the materials.
Mr. Grittman further explained that the original photometric plan received met
standards and was merely missing pole height and fixture type information; said
the condition was included for all photometric elements to meet code
requirements.
For clarification, Ms. Robeck asked if the changes from concept workshop
primarily included multi -level to single -level primary structure, building materials
for the salt shed structure, and the landscaping plan.
Mr. Grittman affirmed, said the grading plans also changed significantly due to
changes for structural plans.
Andrew Tapper opened the public hearing portion of the agenda item.
Andrew Tapper closed the public hearing portion of the agenda item.
MELISSA ROBECK MOVED TO ADOPT RESOLUTION PC-2026-30 RECOMMENDING
APPROVAL OF A PRELIMINARY PLAT FOR REDFORD CROSSING, SUBJECT TO THE
CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION.
ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY,
5-0.
ROB STARK MOVED TO ADOPT RESOLUTION PC-2026-31 RECOMMENDING
APPROVAL OF COMPREHENSIVE PLAN AMENDMENT RE -GUIDING THE
PROPOSED LOT 2, BLOCK 1, OUTLOT A, AND OUTLOT B OF REDFORD CROSSING
TO PUBLIC AND INSTITUTIONAL AND THE PROPOSED LOT 1, BLOCK 2 OF
REDFORD CROSSING TO TRADITIONAL RESIDENTIAL AS IDENTIFIED IN EXHIBIT A
OF SAID RESOLUTION BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION PC-2026-32 RECOMMENDING
APPROVAL OF AN AMENDMENT TO THE MONTICELLO OFFICIAL ZONING MAP
FOR REZONING OF THE PROPOSED LOT 2, BLOCK 1, AND OUTLOTS A AND B,
REDFORD CROSSING TO PLANNED UNIT DEVELOPMENT, SUBJECT TO THE
CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION.
MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY,
5-0.
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Planning Commission Regular Meeting Minutes —July 7, 2026
MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2026-33
RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT
DEVELOPMENT (PUD) FOR THE DEVELOPMENT AND USE OF THE PROPOSED LOT
2, BLOCK 11 AND OUTLOTS A AND B REDFORD CROSSING AS A PUBLIC WORKS
FACILITY, A PUBLIC BUILDING OR USE, SUBJECT TO THE CONDITIONS IN EXHIBIT Z
AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 5-0.
Ms. Schumann said recommendations will move forward for City Council
consideration on the July 27, 2026 agenda, with the potential for the final plat
and final stage PUD consideration at the same meeting.
B. Consideration of Amendments to the Monticello 2040 Vision + Plan
(Comprehensive Plan) Chapter 3: Land use, Growth & Orderly Annexation and
Chapter 9: Implementation as related to single-family and residential land uses
and development and any other chapters necessary to support the City's
residential land use goals and policies, and Amendment to the Future Land Use
Map re -guiding certain parcels to Estate Residential, Low -Density Residential
or other residential land use designations necessary to support the Monticello
2040 Vision + Plan's goal and policies for residential land uses and
development.
Applicant: City of Monticello
Ms. Schumann introduced the series of amendments proposed to update goals
and policies relating to single-family residential land uses within the community.
She briefed on the background for discussion, first considered with the Economic
Development Authority's (EDA) review of the Monticello 2023 Housing Needs &
Demands Report in late 2024. She explained the joint workshop session held in
March 2025 allowed the City Council, Planning Commission, and EDA to review
single-family housing goals and objectives for the community.
Ms. Schuman spoke of the Planning Commission workshop series held
throughout 2025 into early 2026 to identify amendments to the Monticello 2040
Vision + Plan and the zoning ordinance in support of goals and objectives for
long-range planning over the next twenty years. She explained the Monticello
2040 Plan extended land use guidance for the Monticello Orderly Annexation
Area (MOAA). She noted that a significant amount of the MOAA is guided for
residential use and referenced City policies for residential growth and
development planning.
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Planning Commission Regular Meeting Minutes —July 7, 2026
Ms. Schumann provided information regarding the proposed text amendments
to the 2040 Plan.
Ms. Schumann reviewed the current Monticello 2040 Plan goal regarding
"complete neighborhoods" as written in the Chapters 3 and 9 and the proposed
amendment, noting that the proposal will amend Goal #2 for Complete
Neighborhoods.
Ms. Schumann then reviewed recommendations for the Estate Residential (ER)
and Low -Density Residential (LDR) designation descriptions. She explained that
the proposed descriptions reference additional home and neighborhood
amenities to support residential goals, particularly at higher densities. She
included context for clarity regarding density calculations and the amendment of
language to include gross density, versus net acreage.
Mr. Grittman discussed the proposed amendments to land use guidance for
areas surrounding Bertram Lakes Regional Park. He explained that the
Monticello 2040 Plan, Chapter 3 includes a study of the East Bertram park area
which provide more detail on specific considerations related to the land area
near the park.
Mr. Grittman explained that there is the potential for the westerly wetland area
of the park to be reclassified as a lake, which would then require application of
the City's shoreland ordinance. Mr. Grittman stated that the amendment guides
properties with lake frontage as Estate Residential given the highly desirable
development area. Moving from those lake -frontage areas, the proposed plan
includes more Low -Density Residential in areas not directly fronting water.
Other, smaller areas are proposed to be guided Traditional Residential, lending a
variety of low to medium -density residential options as transitional land uses
adjacent to the proposed public work site.
Mr. Tapper inquired about lot sizing for these land use designations as compared
to surrounding existing residential in the orderly annexation area.
Mr. Grittman responded that existing township development has various sized
lots, ranging from one to three acres. The proposed Estate Residential would
anticipate 1-1.5 acre lots in size, factoring shoreland regulations, and private
septic and well systems.
Andrew Tapper opened the public hearing portion of the agenda item.
• Scott Cutsforth, 8634 Fairhill Lane, asked how long the City had been
considering the proposed land use configuration, requesting clarification
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Planning Commission Regular Meeting Minutes —July 7, 2026
on the area proposed relative to other recent land use map amendments
in the area.
Ms. Schumann explained that the City has been discussing residential land use
goals and guidance dating back to 2003. Staff corrected that the discussions
have been occurring since 2023. Ms. Schumann clarified that the subject area
for land use map amendment as proposed in the hearing is not the same area or
part of the land near Otter Creek Business Park that was most recently re -
guided.
• Kathy Tapiz, 8925 Darlington Avenue, stated concern regarding the
extent of mailed notice and asked if Darlington Avenue would be used for
access into new properties shown. She expressed concern regarding the
potential for increased traffic, stating traffic had already increased in the
area.
Mr. Tapper explained the hearing discussion was regarding the Monticello 2040
Land Use guidance, not zoning or other applications related to a specific project.
Regarding the mailed notice, Ms. Schumann briefly explained that the subject
area for the 2040 Plan land use map and text amendments effect more than 5
acres of land; mailed notice is not required. She indicated that Ms. Tapiz likely
received a notice regarding the Public Works various land use considerations.
Andrew Tapper closed the public hearing portion of the agenda item.
ROB STARK MOVED TO ADOPT RESOLUTION PC-2026-34 RECOMMENDING
AMENDMENTS TO THE MONTICELLO 2040 VISION + PLAN (COMPREHENSIVE
PLAN) CHAPTER 3: LAND USE, GROWTH & ORDERLY ANNEXATION AND CHAPTER
9: IMPLEMENTATION AS RELATED TO SINGLE-FAMILY AND RESIDENTIAL LAND
USES AND DEVELOPMENT AND AMENDMENT TO THE FUTURE LAND USE MAP
RE -GUIDING CERTAIN PARCELS TO ESTATE RESIDENTIAL, LOW -DENSITY
RESIDENTIAL OR OTHER RESIDENTIAL LAND USE DESIGNATIONS NECESSARY TO
SUPPORT THE MONTICELLO 2040 VISION + PLAN'S GOAL AND POLICIES FOR
RESIDENTIAL LAND USES AND DEVELOPMENT, BASED ON FINDINGS IN SAID
RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 5-0.
Ms. Schumann confirmed the recommendation shall move forward to City
Council consideration for the July 27, 2026 agenda.
C. Consideration of Amending the Monticello City Code, Title XV: Land Usage
Chapter 153: Zoning Ordinance, § 153.028 Specific Review Procedures and
Planning Commission Regular Meeting Minutes —July 7, 2026
Requirements, § 153.041 Districts Established, § 153.043 Residential Base
Zoning Districts, and § 153.091 Use -Specific Standards, and any other sections
necessary to reflect the City's residential land use and development goals and
policies.
Applicant: City of Monticello
Ms. Schumann provided an overview of the proposed amendments, which are
intended to directly align with the previous amendments proposed for the
Monticello 2040 Plan. Ms. Schumann reviewed proposed amendments to the R-
A and R-1 standards, which reinforce additional home and neighborhood
amenities. For these districts, the lots areas were also adjusted to match the
densities and ranges of the 2040 Plan. Amendments to the PUD ordinance were
also recommended to correct the ordinance's organizational labels and add
requirements relating to anti -monotony and amenity requirements.
She said no changes are proposed to ordinance sections § 153.041 and §
153.091.
Ms. Schumann said staff recommend approval of the proposed amendments,
considering the feedback received during the recent workshops regarding
housing goals.
Andrew Tapper opened the public hearing portion of the agenda item.
Andrew Tapper closed the public hearing portion of the agenda item.
TERI LEHNER MOTION TO ADOPT RESOLUTION PC-2026-35 RECOMMENDING
AMENDMENTS TO THE MONTICELLO CITY CODE, TITLE XV: LAND USAGE,
CHAPTER 153: ZONING ORDINANCE, § 153.028 SPECIFIC REVIEW PROCEDURES
AND REQUIREMENTS AND § 153.043 RESIDENTIAL BASE ZONING DISTRICTS,
BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 5-0.
D. Consideration of Amending the Monticello City Code, Title XV: Land Usage,
Chapter 153• Zoning Ordinance, § 153.090 Use Table and § 153.091 Use -Specific
Standards as related to uses by district and use specific standards for bulk fuel
sales & storage uses and clinic/medical service uses.
Applicant: City of Monticello
Mr. Grittman provided an overview of the amendments to zoning standards for
consideration, which are intended to support the goals of the Monticello 2040
Plan, and to address changing trends and conditions in land use and
development.
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Planning Commission Regular Meeting Minutes —July 7, 2026
Mr. Grittman summarized the high-level amendments. The first is intended to
add medical clinics and services to the B-3, Highway Business District which is
currently allowed in the B-1 District by CUP, B-2 and B-4 Districts as Permitted,
and IBC District by CUP. The second is to address the storage and sale of bulk
fuel. The ordinance suggests and allowance for gases and fuels of all types,
allowing the use via CUP in the 1-2, Heavy Industrial District, with limits based on
storage quantity. The proposed amendment would add an allowance for bulk
fuel sales and storge in the 1-1, also by CUP. The ordinance then provides
additional standards for the use.
Andrew Tapper opened the public hearing portion of the agenda item.
• Scott Cutsforth, 8634 Fairhill Lane, asked for clarification regarding the
potential for fuel storage as related to a data center use.
• Jenna Van Den Boom, 4414 87th Street NE, asked for clarification
regarding the reasons for the Commission's consideration of the matter.
She stated her opposition to allowing the proposed use within any
industrially zoned district, citing concerns about the potential proximity
to residential areas.
• Anthony Barthel questioned why the agenda item was being considered.
• Holly Neuman, resident of Big Lake, expressed similar concerns with the
bulk fuel use in light industrial areas near residential properties.
Angela Schumann clarified that the proposed ordinance would allow bulk fuel
sales and storage as a principal use by CUP in the 1-1 District, which is a matter
for Commission discussion on whether it is appropriate to the district and under
what conditions. It was also noted that bulk fuel sales and storage is already
allowed in many industrial and commercial districts as an accessory use.
Ms. Robeck said ordinances establish additional regulations applicable to specific
permit reviews and noted that conditional use permits include specific
conditions and requirements considered and approved through the land use
development review process.
Andrew Tapper closed the public hearing portion of the agenda item.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2026-36
RECOMMENDING APPROVAL OF AMENDING THE MONTICELLO CITY CODE, TITLE
XV: LAND USAGE, CHAPTER 153: ZONING ORDINANCE, § 153.090 USE TABLE AND
§ 153.091 USE -SPECIFIC STANDARDS, AS RELATED TO USES BY DISTRICT AND USE
SPECIFIC STANDARDS FOR BULK FUEL SALES & STORAGE USES AND
CLINIC/MEDICAL SERVICE USES, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND
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Planning Commission Regular Meeting Minutes —July 7, 2026
BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 5-0.
3. Regular Agenda
A. Consideration of adopting Resolution PC-2026-26, a Resolution Finding that the
Sale of Certain Land, PID 155273001010, by the City of Monticello is Consistent
with the Citv of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan
Applicant: City of Monticello
Ms. Schumann stated that the Commission is asked to consider finding that the
sale of the subject parcel is in conformance of the Monticello 2040 Vision + Plan,
allowing for parcel acquisition in support of economic development initiatives.
She explained that the subject parcel is an approximately 1.8-acre vacant parcel,
located in Otter Creek Business Park and currently owned by the City. It is
subject to a future proposal for development by Seat Cover Solutions (SCS),
LLC/Ironbridge Holdings, LLC.
Ms. Schumann explained the preliminary development agreement of the EDA
and SCS regarding the proposed project. She stated that the EDA will next
consider a purchase and development agreement including business assistance
following completion of due diligence.
Ms. Schumann said the zoning ordinance for Light Industrial (1-1) is consistent
with the 2040 Plan land use designation, as the future proposal for warehousing
is permitted use within the subject. She explained the land acquisition support
goals for tax base and employment.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION PC-2026-29, A RESOLUTION
FINDING THAT THE SALE OF CERTAIN LAND, PID 155191000020, BY THE CITY OF
MONTICELLO IS CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSIVE
PLAN - MONTICELLO 2040 VISION + PLAN. TERI LEHNER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 5-0.
4. Other Business
A. Community Development Director's Report
Ms. Schumann provided updates on the Council decision on recommendations
from the prior month's Planning Commission agenda.
She presented updates on the Downtown Small Area Plan process, noting that
an August question -and -answer session for the City boards, Steering Committee
and focus groups was planned.
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Planning Commission Regular Meeting Minutes —July 7, 2026
Ms. Schumann provided updates regarding the Kids Haven project, which is
hoped to close in July.
No action was needed nor taken on the agenda item.
5. Adjournment
TERI LEHNER MOVED TO ADJOURN THE JULY 71 2026 REGULAR MEETING OF THE
MONTICELLO PLANNING COMMISSION. NO ONE SECONDED THE MOTION; MOTION
CARRIED UNANIMOUSLY, 5-0. MEETING ADJOURNED AT 8:02 P.M.
Recorded By: Anne Muellerbv\-�
Date Approved: August 4, 2026
ATTEST:
Angela Schum,agn( Cgmmunity Development
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