City Council Minutes 08-11-2026 Joint WorkshopMINUTES
JOINT MONTICELLO CITY COUNCIL/PLANNING COMMISSION WORKSHOP
Monday, August 11, 2026 - 5:00 p.m.
North Mississippi Room - Monticello Community Center
Councilmembers Present:
Councilmember Absent:
Commissioners Absent:
Staff Present:
Applicant (virtually):
1. Call to Order
Mayor Lloyd Hilgart, Charlotte Gabler, Tracy Hinz,
Kip Christianson (5:35 arrival)
Lee Martie
Chair Andrew Tapper, Vice -Chair Melissa Robeck, Rick
Kothenbeutel, Rob Stark, Teri Lehner
Rachel Leonard, Matt Leonard, Angela Schumann, Steve Grittman,
Bob Ferguson
Brett Skilbred
Mayor Lloyd Hilgart called the joint workshop meeting of the Monticello Planning
Commission and City Council to order at 5:00 p.m.
2. Roll Call
Mayor Hilgart Called the roll.
3. Concept Stage Submittal for a 44-acre development including residential and
commercial land uses, including manufactured home uses, within the Mixed Density
Residential and Manufactured Home land use designation areas as identified by the
Monticello 2040 Vision + Plan.
Community Development Director Angela Schumann provided an overview of the
continuation for concept proposal discussion, noting the request was not a formal
zoning review at this stage but continuation from the previous workshop discussion.
She explained the intent of the workshop is to provide clear direction and feedback by
City Council and Planning Commission. Ms. Schumann introduced City Planner Steve
Grittman to provide an overview of primary points for discussion relating to general land
use patterns, roadway development and traffic circulation, service connectivity, and
open space for communal use.
Mr. Grittman spoke of the July 7 workshop discussion concerning extension of the
manufactured home park (MHP), The Meadows West, with private drive and access to
Deegan Avenue NW. He described considerations to land use patterning for mixed
residential and commercial surrounding the MHP and southerly along Highway 25
considering density calculations for high-level compatibility.
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Joint City Council -Planning Commission Workshop Minutes —August 10, 2026
Mr. Grittman described non -vehicular connections for Deegan Avenue NW to the
development and south along Trunk Highway (TH) 25 into the Quarry Community
Church property, to bring considerations to connectivity for future storm shelter
facilities to satisfy both sides of East and West Park neighborhood.
Finally, Mr. Grittman described the intent of utilities expansion for future development
along areas south of the Deegan/School Boulevard connection and concerning Highway
25.
City Engineer Matt Leonard provided feedback for questions concerning MN-DOT's
Highway 25 planning coinciding with the proposed application and clarified directionals
regarding southbound J-turn accommodations and for Deegan Avenue connection at
School Boulevard for The Meadows West for northbound TH-25 travel access. Mr.
Leonard spoke of MN-DOT's potential plans for a roundabout at County Road 106 and
connections for additional phases for the Featherstone development east of Highway
25.
Council Member Hinz suggested a partnership effort with the church for service
extension and existing residents within The Meadows entire development without City
water connections to be provided with services when infrastructure and utilities are
extended.
Mr. Leonard explained city water and sewer services exist for connections south to
County Road 106 and the MHP is currently connected to the City septic system. Property
owners have been notified of availability of water service connections.
The question arose if there is a reason for amendments to the site plan from the
previous workshop are affordability or seasonal inhabitance, Mr. Grittman cited
affordability as indicated for land pattern alternatives for residential expansion.
When asked of the amended goals for the property, Brett Skilbred, of Coldwell Banker
Commercial (CBC)-Fisher Group and speaking for the submittal applicant, explained his
position for assisting the property owner and rental group Lakeshore Management with
new capital expansion. Mr. Skillbred stated the proposal entailed new portions to
expand on The West park, not for overall park improvements.
Ms. Schumann requested decision -making board members focus on the consideration
of direction for desired development, moreover, proposal stage components.
Mr. Skilbred said the applicant anticipated transition to the land area; he explained the
nature of their business is owning and managing manufactured homes, not single-family
nor mixed residential/commercial. He spoke of affordability for lot leverage by the
owner/stakeholder and perceived challenges for R-1/R-2 development. Mr. Skilbred
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Joint City Council -Planning Commission Workshop Minutes — August 10, 2026
asked the board if this presentation paired with the previous month's workshop or the
initial conceptual proposal demonstrated in late 2025; he stated his position is to take
suggestions to the stakeholder to collaborate on how they may satisfy demands per the
city.
Mayor Hilgart conveyed his preference of the 2026 concept plans over the 2025
presentation that included apartments and mixed use commercial. He indicated the
prior site plan was not appealing and the current submission aligns better with the
designated land divisions
Ms. Schumann explained the second sketch, prior to the July workshop review, was a
collaboration by staff regarding the additional proposed acreage noted within the Staff
Report with depiction revised for better clarity.
Mr. Grittman explained the first concept plan in 2025 was presented by the applicant
with broader land use allowances, anticipated for attached housing and apartments as
part of the category.
When asked about the concept, Mr. Grittman explained the amended concept layout
anticipated forty -fifty additional Manufactured Housing (MH) units to the three hundred
existing, an estimated 15-20% increase total for both sides of the Manufactured Park
combined.
Mr. Skilbred spoke of his position for connecting commercial users, should Council
indicate development direction of such be desired. He explained his experience with
other entities and communities within a conceptual discussion setting.
Council Member Christianson questioned why the applicant sought feedback at the
2025 workshop when the concept did not suit the 2040 Plan and asked if Mr. Skillbred
anticipated additional manufacturing development along Highway 25. Mr. Christianson
suggested a combination of Manufactured Home Parks can be moved to one cohesive
side of said highway. He asked if other members considered the present prospect to
suffice the City's industrial deficiency or should it be considered on an individual basis.
Mr. Christianson explained the background of residents' city utilities and infrastructure
complexities presented over the years for the development spread across a Minnesota
state highway; said to suggest combining existing residents and to do so with
consideration to long-term City planning.
Mayor Hilgart said his preference was to move all park residences to The West park
suggesting the applicant sell the eastern land and rezone in pursuit for commercial
development.
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Joint City Council -Planning Commission Workshop Minutes — August 10, 2026
Mr. Skilbred shared while he considered the hypothetical proposals, suggested finance
discussions regarding trade-offs should be addressed in another forum for discussion for
community investments and future development. He further stated his interpretation
from the July workshop was not to consider to a development relocation but is willing to
have another redirected discussion with Lakeshore should he be presented with a
realistic "ask" to include mixed uses like the 2025 concept proposed originally.
Council Member Gabler asked, of all Lakeshore nationally owned properties, if demand
or affordability drove interest for expansion. Mr. Skilbred sited overall workforce
housing and availability for individuals seeking fixed -income affordable housing at lower
costs.
Ms. Gabler preferred the scaled down version depicted on ten acres.
Mr. Christianson suggested the revised depiction might demonstrate higher -end living
should they consider lots sized larger than standard. He spoke of a "high ceiling" for
consideration and asked what issues are being resolved from the proposal. Ms.
Schumann spoke of the demand for infrastructure connectivity for Deegan Avenue NW
and availability for City service extension within the orderly -annexation area.
Mayor Hilgart agreed with the Deegan extension to service future development. Ms.
Schumann further explained the street improvement project involving public right-of-
way on Deegan; said the project will additionally create core collectors service access for
current MHP residents and utility access for future developments.
Ms. Gabler spoke in favor for opening a private dead-end and making Deegan Avenue
NW open for public use. Mr. Christianson said to consider the extension of the MHP
appealing; spoke in favor of infrastructure considerations presented in the future, if not
combined with the applicant's proposal and suggested a City partnership with the
applicant for the Deegan improvements and the historic complexities for and with the
MHP be amended. Ms. Hinz suggested when requesting water service hookups for The
Meadows development overall, including logistics into the proposal.
Mayor Hilgart said time allowed for and invited the public to comment.
• A resident of The Meadows inquired from the City -planning perspective, for
information regarding the water services for The West Park residents and
asked if the subject proposal included fixing the water problem with City
service.
Mayor Hilgart clarified that all Councilmembers agree to providing water service
connections for the entire park.
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Joint City Council -Planning Commission Workshop Minutes — August 10, 2026
Mr. Leonard said the placement of City water service exists and was presented for
service connection to the property owners whenever they choose to transfer from
private well to City service.
• Scott Cuttsforth asked about the number of jobs proposed within the
"workforce" Mr. Skilbred had sited prior.
Mr. Skilbred stated they have not obtained hard data concerning job creation and
clarified Monticello has a workforce occupational population to suffice additional
housing within the development, not a driving component for decision -making.
Mr. Grittman further explained that "workforce" used with development planning is
terminology for affordable housing, not as a projection of what may come.
• Jenna Vanden Boom asked if the applicant was the current owner of the
rental development; sited inhumanity for not allowing water to access the
taps.
• Another resident asked of the purpose for a through -street at 89t" Street
NW. They suggested keeping the MHP contained, creating a through -street
with additional traffic is unfair gain for the community.
Mr. Leonard explained the development is stubbed up to the property for the right-of-
way to occur and connect for access to considerable future development; further
explained additional emergency and construction access points along County Road 106.
He spoke of the additional connection at Highway 25 for the MN -DOT planned Deegan
extension circulation.
When asked by a third unnamed resident, Mr. Leonard provided directional information
for future south exit access for The West Park residents.
• Holly Neuman asked for clarification should parks be relocated and units
moved and stated some homes cannot be moved off the property.
Mr. Skilbred agreed to interpret and summarized the Council recommendations for
improvements to the staff sketch presented, proposal for the entirety of the MHP be
contained on one side of Highway 25, and to continue to work with staff concerning city
and state improvements beyond each side.
4. Adjournment
The workshop adjourned at 6:09 p.m.
Recorder: Anne Mueller
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Joint City Council -Planning Commission Workshop Minutes — August 10, 2026
Approved 9/28/26: W*Ptyl
(Jnifer Schreiber
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Attest: �V`v
City Administrator