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Planning Commission Minutes - 05/05/2026MINUTES REGULAR MEETING — PLANNING COMMISSION Tuesday, May 5, 2026 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Vice Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner Commissioners Absent: Chair Andrew Tapper, Rob Stark Council Liaison Present: Kip Christianson Staff Present: Angela Schumann, Tyler Bevier, Bob Ferguson, Steve Grittman 1. General Business A. Call to Order Acting Chair Melissa Robeck called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Roll Call Melissa Robeck called the roll. Commissioners Tapper and Stark absent. C. Consideration of Additional Agenda Items None D. Approval of Agenda TERI LEHNER MOVED TO APPROVE THE MAY 5, 2026 REGULAR PLANNING COMMISSION MEETING AGENDA. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 3-0. E. Aaaroval of Meeting Minutes • Regular Meeting Minutes — April 7, 2026 RICK KOTHENBEUTEL MOVED TO APPROVE THE APRIL 7, 2026 REGULAR MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. • Workshop Minutes — April 7, 2026 RICK KOTHENBEUTEL MOVED TO APPROVE THE APRIL 7, 2026 WORKSHOP MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. Councilmember Kip Christianson said he may need to excuse himself early for personal reasons and asked for careful consideration to industrial inventory related to item 2D. for the 7th Street Retail request as related to the rezoning request. Planning Commission Meeting Minutes — May 5, 2026 2. Public Hearings A. CONTINUED - Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation," re -guiding certain parcels from the Light Industrial Park land use designation to other land use designations, and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area. Applicant: City of Monticello City Planner Steve Grittman reintroduced the continued public hearing item. He explained the Monticello 2040 Vision + Plan guides future growth and land use decisions. When the plan was adopted in 2020, the four subject parcels located within the Monticello Orderly Annexation Area (MOAA) were designated as Estate Residential (ER), Mixed Neighborhood (MN), Commercial -Residential Flex (CRF), and one parcel as Light Industrial Park (LIP). In 2025, all four parcels were re -guided to LIP. Following the 2025 amendment, the City reviewed its housing goals and discussed the need for additional single-family and Estate Residential housing opportunities. The review emphasized preserving land suitable for higher -end residential development while continuing to support a range of housing options. The Commission discussed how these goals align with the 2040 Plan and reviewed whether the subject properties may be better suited for Estate Residential land use. Mr. Grittman explained the criteria used to analyze the City's land use decisions within the Monticello Zoning Ordinance and staff comments. While speaking to the subject parcels, Mr. Grittman addressed the components that affected the westerly and easterly portions of the discussed property and staff recommendations on the various conditions, notably involving the powerline corridor and future roadway access. Mr. Grittman said staff believe the westerly portion of the subject, with surrounding natural amenities, is best suited for residential designation. He provided additional context and perimeters for Estate, Low -Density, and Mixed Neighborhood residential guidance. Mr. Grittman spoke to the easterly portion of the subject as a natural extension of the industrial area neighboring to the east/northeast. He described extensive buffering measures by industrial developers to be placed between the industrial and residential developments. 2 Planning Commission Meeting Minutes — May 5, 2026 He summarized staff recommendations for land use pattern revisions as presented and based on the components and conditions identified. Ms. Schumann said the public portion of the hearing remained open for citizen comment on the analysis as presented. Melissa Robeck opened the public hearing portion of the agenda item. • Bob Olson, 2654 99th Street NE, spoke in favor of a common-sense approach as presented, described the finances by City and County for Bertram Park improvements, and said to back the proposal moreover the current designation. Erik Anderson, Scannell Properties/applicant, recommended for denial of the proposal for land use re -guidance and to maintain the amendment approved less than one year ago. Mr. Anderson said the land and market have not changed. He described the deliberations to achieve the current land guidance and provided reasons for maintaining LIP land use throughout including roadway connection through industrial park for access. Mr. Anderson spoke of partnerships with State entities for upstart opportunities; said industrial developers were ready to begin to invest into the site. He also made because of the electrical utilities above residential development area. Jenna Van Den Boom, 4414 87th Street NE, spoke in favor for residential land designation; she said Minnesota received ten to twenty data center proposals without resources to service all of them, reflected on water shortages in Texas. Melissa Robeck closed the public hearing portion of the agenda item. Mr. Christianson asked Mr. Anderson to clarify his public comment regarding powerline easements and development underneath the overhead utilities relating to future development of neighboring Otter Creek Industrial Park along Dalton Avenue. Mr. Anderson said the access consideration to the development is via Dalton Avenue from the north. The current dead-end at the subject site is proposed to become a roundabout and that future roadway proposals with consideration to the powerlines and infrastructure have not been approved to date. Ms. Schumann spoke about the conceptual plans drafted for land use designation and discussion; stating that roadway alignments and right-of-way were also conceptual. She noted that right of way was dedicated with the First 3 Planning Commission Meeting Minutes — May 5, 2026 Lake substation development for a portion of the future connection to 90th Avenue via Dalton Way. When asked about available developable light industrial land within the City, Ms. Schumann said Otter Creek Business Park has approximately 50 usable and developable acres and said smaller -scaled parcels are within Oakwood Industrial Park and along 1-94. She clarified the subject parcel is within the MOAA land use designation and no petitions for annexation have been received to date. Councilmember Christianson acknowledged his request for Commission guidance to reconsider evaluating land use regarding the subject acreage. He spoke to the additional controls through the DCPUD ordinance process with an established framework and ability to filter non -applicable conceptual proposals. He noted these regulations provide protections for data center construction and light industrial use overall. Mr. Christianson spoke of his desire for additional discussions including those for preserving high -amenity areas for residential development and City engineering input regarding access. He suggested placing pausing on reguiding until further discussion for broader discussion, noting also the absence of two Commissioners. Ms. Robeck stated that she is not favor of light industrial development abutting the park land. Ms. Lehner agreed that while light industrial land reserves are needed, there is a balance needed with mindful residential development. TERI LEHNER MOVED TO ADOPT RESOLUTION PC-2026-20 RECOMMENDING APPROVAL OF AMENDMENTS TO THE COMPREHENSIVE PLAN REGUIDING LAND USE DESIGNATIONS ON CERTAIN PROPERTIES AS NOTICED WITH LAND USE GUIDANCE AS SHOWN ON EXHIBIT A OF SAID RESOLUTION AND BASED ON FINDINGS TO BE MADE BY THE PLANNING COMMISSION AND DIRECTING STAFF TO PREPARE A RESOLUTION FOR PLANNING COMMISSION CONSIDERATION. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 3-0. Ms. Schumann said the matter for consideration by City Council would be placed on the regular agenda for meeting on Tuesday, May 26, 2026. B. Consideration of an Amendment to the Preliminary Plat of Meadowbrook Applicant: Lucinda Spanier Mr. Grittman introduced the request for amendment to the Meadowbrook preliminary plat to redesign the layout of lots north of the power transmission lines and east of the proposed Country Avenue to address the concerns related to natural gas utility easements. No other changes to the plat are proposed. 0 Planning Commission Meeting Minutes — May 5, 2026 He explained the original plat planned to extend to Park Drive east to Country Avenue and included eight single-family lots. The revised plan eliminates one street crossing and avoids gas line crossings for all driveways. Instead of extending Park Drive, the proposal ends the street in a cul-de-sac and reconfigures the lots, reducing the total from eight to seven. Mr. Grittman explained to detail the changes to the lot design, street design change, and modifications to the planned unit development (PUD) and related conditions; said staff recommendation is for approval of the amended preliminary plat for Meadowbrook. Melissa Robeck opened the public hearing portion of the agenda item. • Steve Meyers, 4759 Park Drive, shared concerns for driveway restoration and the temporary roundabout located in front of his home. Ms. Schumann said City engineering reported the changes to the plat are improvements and minimize restorative measures. She suggested the City engineer to provide additional comment and coordination as part of the project. Melissa Robeck closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2026-19 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE PRELIMINARY PLAT OF MEADOWBROOK, SUBJECT TO THE AMENDED CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 3-0. Ms. Robeck said the recommendation would move forward for Council consideration on the May 26, 2026 consent agenda. C. Consideration of an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land -Use, Growth and Orderly Annexation" re -guiding a parcel from Light Industrial Park to Community Commercial, an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (13-3), and a Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3). Applicant: Moon Motor Sports Mr. Grittman introduced the proposal for an additional motorsports retail facility on Chelsea Boulevard West, west of the existing facility, which include three land use considerations by Commission. 9 Planning Commission Meeting Minutes — May 5, 2026 He described the proposed development for a 24,000-square-foot building, vehicle display areas, and screened outdoor storage area. Although similar in business type to the existing facility, the applicants state the new facility will operate separately and handle different vehicle models than at current. Mr. Grittman said the request included Comprehensive Plan and Zoning Map amendments to reguide land use from Light Industrial Park (LIP) to Community Commercial (CC), rezoning from Industrial Business Campus (IBC) to Highway Business B-3, and a Conditional Use Permit for vehicle sales and rental, including the display and sale of recreational and motor vehicles. He provided a survey to demonstrate the location and layout for proposal and said the patterns of use are consistent with the surrounding area and correlating industrial park nearby. Mr. Grittman explained the CUP is required for sales and rentals within the B-3 zoning district as part of the proposal. Mr. Grittman said staff recommended for approval of amendment to reguide the Comprehensive Plan, rezone from CC to B-3 on the Zoning Map, and for the CUP for vehicle sales and rental, subject to conditions noted in Exhibit Z. He spoke to detail land use patterns related to highway business use, from commercial to industrial, and visibility from 1-94 and Chelsea Boulevard. He then provided additional information regarding the conditional use permit portion of the request. Ms. Robeck asked if it be possible to relocate or reorient the proposed entrance as to avoid conflict with the Dahlheimer access. Mr. Grittman explained that the alignment is actually recommended by the City Engineer as it creates a safer arrangement. Mr. Kothenbeutel asked to view the map and brought attention to the access across from the access to Dalton Avenue off Chelsea Boulevard. Melissa Robeck opened the public hearing portion of the agenda item. Melissa Robeck closed the public hearing portion of the agenda item. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2026-14 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN (COMPREHENSIVE PLAN), CHAPTER 3, "LAND -USE, GROWTH AND ORDERLY ANNEXATION" RE -GUIDING A PARCEL FROM LIGHT INDUSTRIAL PARK TO COMMUNITY COMMERCIAL, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 3-0. L•l Planning Commission Meeting Minutes — May 5, 2026 TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2026-15 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING MAP FOR REZONING FROM INDUSTRIAL AND BUSINESS CAMPUS DISTRICT (IBC) TO HIGHWAY BUSINESS DISTRICT (B-3), SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2026-16 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR VEHICLE SALES AND RENTAL IN HIGHWAY BUSINESS DISTRICT (B-3), SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 3-0. Ms. Robeck said recommendations for approval will move forward for Council consideration with the May 26, 2026 consent agenda. D. Consideration of an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (BA, and a Conditional Use Permit for a Restaurant within 300' of a Residentially Zoned Property. Applicant: Wan Qun Lin Mr. Grittman introduced the proposal for commercial development on the subject property located on East 7th Street between the US Post Office site on the west and the multi -tenant office building on the east side. The property land use is guided Regional Commercial and currently zoned Industrial Business Campus (IBC). The applicant is seeking to rezone to B-4, General Business. The proposed restaurant use requires a Conditional Use Permit application due to the proximity of residential uses on the north side of 7th Street. Mr. Grittman walked through the site survey for a proposed 10,000 total square foot building (6,000 square feet for restaurant space and 4,100 square feet reserved for commercial/retail leased space) and described components of the site plan including parking, delivery location, landscaping and stormwater plans. Mr. Grittman said discussion at a review meeting brought forward attention needed for stormwater retention redesign without affecting the overall site plan to satisfy the engineer portion of the review. Mr. Grittman explained the request to rezone the 2.75-acre parcel and that the rezoning is consistent with the 2040 comprehensive plan and with current and future land uses. He said the subject is guided for Regional Commercial (RC) land use, but currently zoned Industrial Business Campus (IBC) district. He described 7 Planning Commission Meeting Minutes — May 5, 2026 that the adjacent easterly properties are zoned IBC and include multi -tenant office and business/light industrial building; the westerly parcels are guided and used consistent with the Regional Commercial comprehensive land use. Mr. Grittman said the parcels owned by the US Postal Service and are zoned IBC. Properties north of East 7th Street are zoned and developed medium -density residential use. He provided an overview of the site plan including building materials, parking, landscaping, trash enclosure, lighting, and signage. Mr. Grittman said staff recommends for approval of the rezoning for B-4, Regional Commercial based on findings for the proposed directly aligns with the Monticello 2040 Vision + Plan for land use guidance. He explained staff recommendations for approval of the conditional use permit, included engineering considerations and improvements for stormwater, and other conditions as noted within Exhibit Z. Mr. Kothenbeutel stated concerns related to additional traffic cross congestion along 7th Street and offset driveways. He questioned whether traffic control might be considered. Mr. Grittman explained the complexities due to the previously developed north side of 7th Street and the previously platted lot configuration on the south side, with lots having rights to multiple driveways. Mr. Christianson expanded further on his earlier comment regarding the change in use to better maintain industrial land use reserves. He spoke of the limited land within City limits zoned IBC and recent demand to develop on the long-term vacant lot. His concern about rezoning from IBC was due to the limited reserves and suggested a thorough discussion among the Commission on the proposal. Mr. Christianson said traffic along 7th Street has always been and will continue to be a concern regardless of the use at the subject property. Ms. Robeck agreed that the 2.5 acre on the lot might be used for light industrial small-scale manufacturing. Ms. Schumann addressed the rezoning request for commercial use as is identified in the Monticello 2040 Comprehensive Plan. She also noted the presence of light industrial land areas throughout the City limits and clarified to the ongoing discussions between the Commission and the Economic Development Authority regarding reguiding areas to better align with future land use objectives. Planning Commission Meeting Minutes — May 5, 2026 Ms. Robeck noted the proposed use aligns with the activities along 7th Street although she agreed with concerns regarding current and ongoing traffic. Melissa Robeck opened the public hearing portion of the agenda item. • Sylvia Frank of Carlsen & Frank Architects LLC said City staff requested the driveway design as presented and is willing to further revise the site plans per board recommendation. She said the proposed use meets zoning code and is compatible with the area location; spoke about proximity to residents to patronize on foot. Ms. Frank said civil engineering addressed the stormwater management plan and accommodate the long-term drainage issues at the property — the conceptual plans were provided to depict storm basin location which might otherwise be considered for parking or delivery areas. Ms. Frank described the owner's desire for land alterations for grading to create a multifunctional project with an attractive appearance. • Jenna Van Den Boom asked for applicant information; said to be in favor for more food options in the community. Melissa Robeck closed the public hearing portion of the agenda item. Mr. Christianson asked if the site layout might allow for redesign of the placement for the building for front facade visibility for freeway traffic and along 7th Street. Ms. Frank said design amendments should not present problems for freeway visibility given highest points on the site. She said the property owner is strongly in favor of visibility from 7th Street; said freeway signs will provide advertisement for the restaurant location off the exit ramp. Mr. Kothenbeutel suggested 7th Street become a three -lane roadway and to consider a center turn lane for each direction's traffic to use and to bring City engineering into planning when time indicated. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2026-17 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING MAP FOR REZONING FROM INDUSTRIAL AND BUSINESS CAMPUS DISTRICT (IBC) TO REGIONAL BUSINESS DISTRICT (B-4), SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 3-0. RICK KOTHENBEUTEL MOVED TO ADOPT RESOLUTION NO. PC-2026-18 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A 01 Planning Commission Meeting Minutes — May 5, 2026 RESTAURANT WITHIN 300' OF A RESIDENTIALLY ZONED PROPERTY, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. 3. Regular Agenda A. Consideration of adopting Resolution No. PC-2026-21 finding that the proposed acquisition of certain land for public works facility and right of way purposes by the City of Monticello is consistent with the City of Monticello's comprehensive plan Ms. Schumann explained the consideration by Commission is for recommendation finding the acquisition of a portion of parcel 155500153300 is in conformance to the Monticello 2040 Vision + Plan. She explained the proposed acquisition of the .71 acres of agricultural land is intended to facilitate the completion of roadway and other supporting improvements for the proposed City public works facility and development. Ms. Schumann described the parcel's use for the Redford Lane extension south, which will provide opportunity for a second access to the future public works facility, and to allow the road extension to service the remainder of the privately owned parcel for future development. She said the site is guided Mixed Neighborhood (MN) per the Comprehensive Plan. Ms. Schumann said staff recommendation is for approval of the resolution as the plan allows for the development of public and institutional facilities within various designations and zoning districts to accomplish its goal for City facility and services for the community. RICK KOTHENBEUTEL MOVED TO ADOPT RESOLUTION PC-2026-21 FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND, A PORTION PID 155500153300, BY THE CITY OF MONTICELLO IS CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSIVE PLAN (MONTICELLO 2040 VISION + PLAN). MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. Ms. Schumann explained the matter approved by Planning Commission is not required to move forward for City Council approval, but will consider a future purchase agreement for land transfer. She noted that future land use considerations will come forward to Commission for recommendations to Council accordingly. B. Consideration of appointing a Planning Commissioner to the Downtown Small Area Plan Update Steering Committee 10 Planning Commission Meeting Minutes — May 5, 2026 Ms. Schumann said the Monticello Economic Development Authority (EDA) approved an update to the Downtown Small Area Plan to build on the adopted 2017 plan toward downtown revitalization. The update will evaluate past accomplishments, identify strategies and development opportunities to further enhance downtown overall, with special focus placed on opportunities and connecting Cedar and Broadway on the east side of Pine Street/Highway 25. She explained that a steering committee will support the planning process and will act as a community liaison, assist with public engagement, and help guide the overall direction of the update. She said the members of the steering committee will meet once per month over the next eight -month duration, first meeting slated for May 14. Ms. Robeck asked for a member volunteer to serve as liaison. Mr. Kothenbeutel volunteered himself to serve and act as planning commission liaison for the 2026 Downtown Small Area Plan Update steering committee. MELISSA ROBECK MOVED TO APPOINT RICK KOTHENBEUTEL TO THE STEERING COMMITTEE FOR THE DOWNTOWN SMALL AREA PLAN UPDATE. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 3-0. 4. Other Business A. Community Development Director's Report Ms. Schumann summarized and detailed the actions related to City Council approval on Ordinance 865 for data center planned unit development (DCPUD) proposals. She indicated that a report on any housing legislation following the session would follow at the next meeting. She described the Downtown activities including kickoff of the Small Area Plan Steering Committee and networking via Downtown Rounds on May 21. Ms. Schumann briefed on the Monticello Homeowner Rehabilitation Program in and provided an update on the senior planner open position. Ms. Robeck asked of the status for Boulder Tap House; Mr. Ferguson said the applicants hoped to be open for business already and are pushing forward to the end of May for completion. Ms. Schumann said Fairfield Inn is anticipated to finalize in the Fall 2026. No action was taken on the agenda item. 11 Planning Commission Meeting Minutes — May 5, 2026 5. Adjournment TERI LEHNER MOVED TO ADJOURN THE MAY 6, 2026 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. MEETING ADJOURNED AT 7:58 P.M. Recorder By: Anne Mueller W Date Approved: June 2, 2026 ATTEST: Angela- l uma4n,jgorr munity Development Director 12