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Planning Commission Minutes - 06/02/2026MINUTES REGULAR MEETING — PLANNING COMMISSION Tuesday, June 2, 2026 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Vice Chair Melissa Robeck, Rob Stark, Rick Kothenbeutel Commissioners Absent: Teri Lehner Council Liaison Present: Mayor Lloyd Hilgart Staff Present: Angela Schumann, Steve Grittman, Sarah Rathlisberger, 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 called the roll. C. Consideration of Additional Agenda Items None D. Approval of Agenda ROB STARK MOVED TO APPROVE THE JUNE 21 2026 REGULAR PLANNING COMMISSION MEETING AGENDA. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Approval of Meeting Minutes MELISSA ROBECK MOVED TO APPROVE THE MAY 5, 2026 REGULAR MEETING MINUTES. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 4-0. MELISSA ROBECK MOVED TO APPROVE THE MAY 5, 2026 WORKSHOP MEETING MINUTES. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 4-0. 2. Public Hearings Prior to introducing the first agenda item, Chair Tapper read the following statement: "Each speaker addressing the Commission on a public hearing item will be allotted five minutes for comment. Staff will inform the speaker to conclude their comments at the Planning Commission Regular Meeting Minutes —June 2, 2026 conclusion of five minutes. Speakers are respectfully requested to address the Commission once during the individual hearing." A. Consideration of a Request for a Conditional Use Permit for Drive-ThroyEh Services as an Accessory Use and a Request for a Conditional Use Permit for Cross -Access in the B- 4: Regional Business District Applicant: Mark Huonder City Planner Steve Grittman reviewed the application proposal for redevelopment and removal of an existing building to construct a new drive - through coffee shop. He stated that the proposed use is permitted within the B- 4 Zoning District and required a Conditional Use Permit (CUP) for the drive - through component. He explained the property shares an access drive from Highway 25 with the adjoining parcel to the north which requires a separate CUP for the shared access arrangement. He noted that the proposed facility intends to develop its own parking and other site plan elements independently of the north neighboring parcel. Mr. Grittman explained the proposal for a 526 square foot coffee shop, 315 square foot storage cooler facility, drive -through, and paved patio space on the 0.95-acre development site. He explained that the access for drive -through would come from Cedar Street with double -lane service and explained the traffic patterns for ordering, pickup, and one -ways in a circular direction for exit strategies. Mr. Grittman described the process for ordering and pickup arrangements for stacked parking spaces and other traffic controls for waiting customers; he also shared engineering compliance requirements per staff regarding site circulation and traffic management. Andrew Tapper opened the public hearing portion of the agenda item. • Mark Huonder, applicant, Director of Development for Net Lease Properties, addressed the Commission. He stated his agreement with the required conditions of approval with exception to number 3 regarding parking spaces and adequate needs. He requested a change to allow continued work with staff on the noted parking. Mr. Huonder explained the drive -through experience based on building connections through customer/staff face-to-face connections for ordering and delivery of various coffees, energy drinks, and other non -alcohol beverages for on -the -go enjoyment. 0) Planning Commission Regular Meeting Minutes —June 2, 2026 Mr. Kothenbeutel asked the applicant about traffic control. Mr. Huonder explained that the company is working to develop universal traffic management plans designed for all new developments. However, their traffic engineers have developed a plan specific to the Monticello location as it is does include access from Highway 25. Mayor Hilgart asked how the winter months may affect operations. Mr. Huonder stated the closest location to his knowledge was in Eau Claire, Wisconsin. He does expect lessened seasonal sales and explained operations practices would satisfy working conditions in cold weather months. Mayor asked if the building would be prefabricated or built on site. Mr. Huonder said this project will be constructed on -site. Mayor Hilgart addressed the landscaping to confirm species of trees to be preserved along Highway 25. Mr. Grittman confirmed the trees to be evergreen and deciduous trees which should be preserved. Andrew Tapper closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION PC-2026-22 RECOMMENDING APPROVAL OF A REQUEST FOR A CONDITIONAL USE PERMIT FOR DRIVE - THROUGH SERVICES AS AN ACCESSORY USE IN THE B-4: REGIONAL BUSINESS DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. ANDREW TAPPER AMENDED THE MOTION TO INCLUDE THE REVISIONS PRESENTED TO CONDITION 3. FROM EXHIBIT Z AND ACCEPTANCE OF THE APPLICANT'S MODIFICATION TO WORK WITH CITY STAFF TO PROVIDE ADDITIONAL PARKING. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 4-0. MELISSA ROBECK MOVED TO ADOPT RESOLUTION PC-2026-23 RECOMMENDING APPROVAL OF A REQUEST FOR A CONDITIONAL USE PERMIT FOR CROSS -ACCESS IN THE B- 4: REGIONAL BUSINESS DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z, INCLUDING THE REVISION TO CONDITION 3., AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 4-0 B. Consideration of an ordinance for amendment to the Monticello City Code, Chapter 152: Subdivision Ordinance, Parks, Open Space, and Public Use, Sections § 152.080-§ 152.083 as related to dedication requirements, including 3 Planning Commission Regular Meeting Minutes —June 2, 2026 cash dedication requirements. Applicant: City of Monticello Mr. Grittman stated that the City is completing an analysis of park dedication policy and contribution requirements as part of its larger Parks, Arts & Recreation System Plan effort. He explained the City's park dedication requirements for new subdivisions. Under Minnesota Statute 462.358, the City may require developers to dedicate land for parks and open space, pay a park dedication fee ("cash -in -lieu"), or provide a combination of land and cash payment. The cash -in -lieu fee is based on the value of undeveloped, buildable land at the time of final plat approval. State law allows the fee to reflect only the value of the land and not the cost of park improvements, equipment, or amenities. Mr. Grittman stated that State statute and court decisions require park dedication amounts to be roughly proportional to the impact that new development will have on the City's park and open space system. The City's current park dedication requirement is 11% of the land being platted, or an equivalent cash -in -lieu payment. This percentage was established during the City's 2009 park master plan update based on analysis of the park and trail system. Mr. Grittman provided information on parks and open space systems and summarized that land use in Monticello for parks and open "raw land" space remains at the 11% level as a result of the 2026 evaluation. He estimated approximately 665 acres throughout the City dedicated to parks and open space systems total at current. Mr. Grittman stated that the park dedication requirements are proposed to be applicable to residential subdivisions at this time only. He explained the land value analysis completed as part of the dedication evaluation and presented calculations and Statute allowances for examples. Mr. Grittman stated that the analysis proposes both a per unit land dedication and a cash -in -lieu equivalent per unit. Mr. Grittman stated that the PARC reviewed the analysis at their May 28 regular meeting. The PARC recommended amendment to the Subdivision Ordinance and fee schedule requiring a land and cash per unit dedication as outlined. He stated that the PARC had included as part of the motion that the City complete 0 Planning Commission Regular Meeting Minutes —June 2, 2026 an analysis of land value for purposes of dedication amount per unit on a three- year basis. Mayor Hilgart inquired about the proposed fee relative to surrounding community fees and dedication structures. Mr. Grittman noted that staff included a survey of dedication requirements to review regarding other communities neighboring Monticello. He said that while the information was provided for reference, the city must complete its own individualized analysis and set its fee based on the results. He further explained neighboring communities using scaled fees based on the type of dwelling unit, lower numbers for multifamily units and higher numbers for single family units; said this formula will not work with the Monticello 2040 Plan. Mr. Tapper inquired about the change to charging per unit versus a set percentage like Monticello had applied, referring to the eleven percent of land calculation used -to -date. Mr. Grittman stated that the proposed land and cash dedication by unit has been based on the same legal rationale for the demand on the system and the relationship to land value. He noted that he is not aware of how the surveyed communities analyzed their calculations or how their specific percentage for park land and open space was reserved. Ms. Schumann further noted that the change still relies on the amount of park and open space need, but now uses a per -square -foot land allocation consistent with an equivalent cash value. Mr. Tapper asked if proposed dedication requirements will change over time or locked in at a set amount. Mr. Grittman said the dedication would be reviewed based on the PARC's recommendation for more frequent analysis and that each year, the dedication requirements are also subject to Council approval in the annual City Fee Schedule. He stated that it is anticipated that the dedication numbers will change over time. Andrew Tapper opened the public hearing portion of the agenda item. Andrew Tapper closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO ADOPT RESOLUTION PC-2026-28 RECOMMENDING AN AMENDMENT TO THE MONTICELLO CITY CODE, CHAPTER 152: SUBDIVISION ORDINANCE, PARKS, OPEN SPACE, AND PUBLIC USE, SECTIONS § 152.080-§ 5 Planning Commission Regular Meeting Minutes —June 2, 2026 152.083 AS RELATED TO DEDICATION REQUIREMENTS, AND RECOMMENDING PER UNIT LAND AND CASH FEE REQUIREMENTS AS OUTLINED IN THIS REPORT FOR RESIDENTIAL DEVELOPMENT, BASED ON AN UPDATED PARK DEDICATION STUDY AND THE FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 4-0. C. Consideration of Amending the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section § 153.012 Definitions, § Common Review Procedures and Requirements, § 153.041 Districts Established, § 153.043 Residential Base Zoning Districts, and § 153.091 Use -Specific Stanclardq Applicant: City of Monticello Ms. Schumann provided a summary of the proposed amendments intended to clarify language and provide proper definitions. She stated that the proposed amendments include changes to common review requirements, established districts, and corrected tables. Further, the amendment clarifies rezoning procedures for annexed land which may be zoned A-0 (Agricultural -Open Space), which may zoning may remain until final plat approval, when it is rezoned accordingly. The amendment clarifies that agricultural zoning is its own classification and that rezoning from agricultural to another zoning district requires a simple majority vote. She noted that a two-thirds vote is required for rezoning from residential to industrial districts. Another amendment includes removal of the A-0 district from the Residential Base Zoning Districts and correct all cross-references. Ms. Schumann explained the amendments proposed to Machinery/Trucking Repair & Sales and Industrial Services, which are intended to clarify that standards exist separately for each use within the code. Andrew Tapper opened the public hearing portion of the agenda item. Andrew Tapper closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO ADOPT RESOLUTION PC-2026-24 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO CITY CODE, TITLE XV: LAND USAGE, CHAPTER 153: ZONING ORDINANCE, VARIOUS SECTIONS, BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 4-0. 3. Regular Agenda 0 Planning Commission Regular Meeting Minutes —June 2, 2026 A. Consideration of an Administrative Subdivision of PID 155500153300 for right of way and other supporting improvements for the proposed City public works facility Mr. Grittman explained the proposed subdivision is to support the development of the proposed Public Works facility, creating a secondary access to the site from Redford Lane to service the site and a more direct alignment for Redford Lane. He described the subdivision, which creates a new parcel, the configuration for which is related to the right of way needed for the Redford extension and the existing roadway easement. Mr. Grittman said the proposed Public Works facility plans were presented for review in late 2023. Since that time, modifications to the plans have been made as requested by the City Council. The revised plans with the noted second public access will require a separate series of land use considerations for review, anticipated for public hearing in July. He explained the general platting requirements for creating smaller parcels; noted that the proposal included two exceptions, both of which were presented as part of the subdivision request to facilitate the right-of-way addition. MELISSA ROBECK MOVED TO ADOPT RESOLUTION PC-2026-24 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO CITY CODE, TITLE XV: LAND USAGE, CHAPTER 153: ZONING ORDINANCE, VARIOUS SECTIONS, BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 4-0. B. Consideration of adopting Resolution PC-2026-27, a Resolution Finding that the Proposed Acquisition of Certain Land, PID 155038001110, by the City of Monticello is Consistent with the City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan Ms. Schumann introduced the recommendation for approval of the City of Monticello's acquisition of parcel 155038001110, consistent with the Monticello 2040 Comp Plan; said the property will be acquired to support improvements to the City water facilities and watermain infrastructure extension to service from the approximately 4.7-acre south property to the City -owned vacant parcel and future Water Treatment campus. She explained maintenance motives for property upkeep and access to two non- conforming billboard signs allowed to remain on site during on -going acquisitional negotiations. h Planning Commission Regular Meeting Minutes —June 2, 2026 Ms. Schumann said the site is guided "Light Industrial" within the current Monticello 2040 Vision + Plan and zoned 1-1, Light Industrial; the proposed water treatment facility will be a public use, permitted accordingly and with intent to develop consistent with the goals for the facility. Ms. Robeck questioned whether issues might arise from the billboards' placement regarding development and operations of the water treatment plant. Ms. Schumann confirmed the billboards will remain on -site throughout and be retained after development is completed, pending upkeep of the non- conforming billboards by their user. ANDREW TAPPER MOVED TO ADOPT RESOLUTION PC-2026-27, A RESOLUTION FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND, PID 1550380011101 BY THE CITY OF MONTICELLO FOR THE WATER TREATMENT FACILITY SITE IS CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSIVE PLAN - MONTICELLO 2040 VISION + PLAN. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 4-0. C. 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 City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan Ms. Schumann introduced the recommendation for the approval for the sale of City parcel 155273001010 (Lot 1, Block 1 of Otter Creek Crossing 7th Addition), consistent with the Monticello 2040 Comp Plan. She indicated that the acquisition will support Economic Development Authority (EDA) initiatives for economic development at Otter Creek Business Park. She stated that ownership by City will transfer to EDA land acquisition and development process for Seat Cover Solutions, LLC/Ironbridge Holdings, LLC for proposed development of a warehouse and distribution facility on a 9.7-acre of vacant land. Ms. Schumann said the EDA approved a preliminary development agreement at the May 13, 2026 meeting. She explained the economic perspectives for components of the new development, including the creation of tax base and job creation. Ms. Schumann said the site is guided "Light Industrial" within the current Monticello 2040 Vision + Plan and zoned 1-1, Light Industrial; said the proposed warehouse met goals and strategies supporting the proposed use and Monticello Comp Plan. 0 Planning Commission Regular Meeting Minutes —June 2, 2026 ROB STARK MOVED TO ADOPT RESOLUTION PC-2026-26, A RESOLUTION FINDING THAT THE SALE OF CERTAIN LAND, PID 155273001010, BY THE CITY OF MONTICELLO IS CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSIVE PLAN - MONTICELLO 2040 VISION + PLAN. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 4-0. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 4-0. D. Consideration of an update on the Capital Improvement Plan City Finance Director Sarah Rathlisberger presented an update on the Capital Improvement Plan, adopted by City Council on December 8, 2025. ANDREW TAPPER MOVED TO ACCEPT THE 2026 CAPITAL IMPROVEMENT PLAN UPDATE. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 4-0. 4. Other Business A. Community Development Director's Report Ms. Schumann provided updates on the recommendations from the prior month's Planning Commission matters and Council considerations on the May 26, 2026 Consent Agenda and actions of approval. She noted that the first Downtown Small Area Plan Subcommittee meeting was held on May 14 and that the next meeting is scheduled for June 24. Ms. Schumann invited the Commissioners to the Annual City Volunteer Picnic on June 25. No action was needed nor taken on the agenda item. 5. Adjournment ROB STARK MOVED TO ADJOURN THE JUNE 2, 2026 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 4-0. MEETING ADJOURNED AT 7:48 P.M. Recorded By: Anne Mueller_ Date Approved: July 7, 2026 ATTEST: Angela Sch ommunity Development Director A