HomeMy WebLinkAbout2025-12-04 Planning Report ENCLOSURE 2
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: December 4, 2025
RE: Oak Park Heights – Conditional Use Permit for a Cannabis Retail
Dispensary – 13999 60th Street North
TPC FILE: 236.02 – 25.00
BACKGROUND
Agil Elmathil of HyMN LLC (Applicant) has made application for a Conditional Use
Permit for a cannabis retail dispensary at 13999 60th Street North. The dispensary will
be in the retail/service center anchored by Hall Family Chiropractic, and it is proposed to
occupy an existing 1691 square foot suite at the center of the multi-tenant building.
Section 1413 of the City Code regulates the operation of cannabis and hemp
businesses, and Section 401.18 of the Zoning Ordinance addresses the zoning
requirements for cannabis and hemp business operations.
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Preliminary License Approval – Minnesota Office of Cannabis
Management – July 16, 2025
Exhibit 3: Title and Information – A000
Exhibit 4: Code Information and Floor Plan – A001
Exhibit 5: Floor Plan – A100
Exhibit 6: Floor Plans and Elevations – A101
Exhibit 7: Details – A102
Exhibit 8: Ceiling Plans – A200
Exhibit 9: Cannabis Sales Buffer Map – City Wide
Exhibit 10: Section 401.18 – Cannabis Business and Hemp Business Operations -
Zoning Ordinance
PROJECT DESCRIPTION
The project narrative is found as Exhibit 1. The Executive Summary of the narrative is
as follows:
2
“HyMN, LLC owned and operated by Agil Elmathil, seeks approval to establish a
licensed cannabis retail facility at 13999 60th Street North, Oak Park Heights,
Minnesota. Our mission is to provide safe, legal, and compliant access to adult-use
cannabis products while serving as a responsible partner to the City of Oak Park
Heights.
Mr. Elmathil brings extensive operational experience from Michigan’s regulated
cannabis industry, where he successfully managed cannabis operations under rigorous
oversight. His proved ability to create and oversee compliant operations, anticipate
regulatory scrutiny, and manage retail workflows ensures that HyMN, LLC will meet and
exceed the standards set forth by the Minnesota statutes, including Minn. Stat. 342.12
(seed-to-sale tracking), Minn. Stat. 342.24 (restricted access to cannabis facilities), and
Minn. Stat. ch. 13 (Government Data Practices Act).
HyMN, LLC is committed to transparency, accountability, and community trust. We will
employ at least twenty staff members, operate daily from 9:00 AM to 9:00 PM, and
implement strict protocols for inventory control, odor mitigation, cash management, and
security. By combining Michigan-tested operational expertise with Minnesota’s
regulatory framework, HyMN, LLC will establish a retail site that is secure, compliant,
and community focused.”
ISSUES ANALYSIS
Adjacent Uses. Uses adjacent to the subject site include Highway 36 to the north,
Oakgreen Avenue to the east, and residential townhomes to the south and west.
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. The continued use of the site as a mixed-use shopping center with
retail, and service use is consistent with the Comprehensive Plan.
Zoning. The property is zoned B-4 Limited Business District. Section 401.301.E.12 of
the Zoning Ordinance lists cannabis retailers as a conditional use in the B-4 District.
HyMN, LLC has received preliminary license approval from the Minnesota Office of
Cannabis Management for a mezzobusiness license that includes retail. The definition
of mezzobusiness allows for both growing and sales of cannabis products. The request
is for a cannabis retail business, and no growing operations will be allowed. A condition
will be placed limiting the allowed use. The criteria for review of a conditional use are
found as follows:
Conditional Use Permit Criteria. The conditional use permit criteria, found in Section
401.03.A.7 of the Zoning Ordinance, are found as follows:
1. Relationship to the specific policies and provisions of the municipal comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which it is proposed.
5. The impact on character of the surrounding area.
6. The demonstrated need for such use.
3
7. Traffic generation by the use in relation to capabilities of streets serving the property.
8. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City’s service capacity.
9. The proposed use’s conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
Comment: The Planning Commission should review the above criteria regarding the
request for the conditional use permits with this application. City Staff sees no issues
with the request as proposed.
Regulation of Cannabis Businesses and Hemp Businesses. Section 1413 of the
City Code provides the process and registration of cannabis and hemp businesses.
This is the first application for this type of business in the City, and Section 1413.08
limits the number of cannabis businesses to four.
Cannabis Businesses and Hemp Businesses. Section 401.18 of the Zoning
Ordinance provides minimum buffer requirements, hours of operation, and regulations
related to noise, odor, signage, lighting, security, and outdoor use. A review of those
requirements is as follows:
Minimum Buffer Requirements. Section 401.18.A. of the Zoning Ordinance provides the
following buffer requirements:
1. The operation of a cannabis business is prohibited within:
a. One Thousand (1,000) feet of a school property line.
b. Five Hundred (500) feet of a daycare principal building.
c. Five Hundred (500) feet of a residential treatment facility.
d. Five Hundred (500) feet of an attraction within a public park that is
regularly used by minors, including a playground or athletic field.
As measured in a straight line from the closed part of the building or actual leased
space of the Cannabis Business use-principal to the property line to the school, the
closed part of the principal daycare building, residential treatment facility and/or
attraction within a public park.
Comment: Buffer map attached as Exhibit 9 shows that the proposed location meets all
buffering requirements.
Noise. Section 401.18.B of the Zoning Ordinance provides the following requirement:
There shall be no noise carrying beyond a lot upon which a business is located, except
for normal car and pedestrian activity.
Comment: This will be a condition of approval.
4
Odor. Section 401.18.C of the Zoning Ordinance provides the following requirement:
Cannabis Businesses and Hemp Businesses shall be ventilated so that all odors cannot
be detected by a person with a normal sense of smell at the exterior of the facility or at
any adjoining use or property; they shall not produce noxious or dangerous gases or
odors or otherwise create a danger to any person or entity in or near the facilities.
Comment: This will be a condition of approval.
Hours of Operation. Section 401.18.D of the Zoning Ordinance provides the following
requirement:
1. Cannabis businesses are limited to retail sales of cannabis, cannabis flower,
cannabis products, lower-potency hemp edibles, or hemp-derived consumer
products between the hours of 10:00 a.m. and 9:00 p.m., seven days a week.
Comment: The Applicant has indicated hours between 9:00 AM to 9:00 PM in the
application materials. The Ordinance states hours of 10:00 AM to 9:00 PM which will be
a condition of approval.
Signs. Section 401.18.E of the Zoning Ordinance provides the following requirement:
Cannabis and Hemp Businesses are subject to City Ordinance Section 401.15.G.8.d.1
regulating freestanding signs and are permitted one wall sign subject to the maximum
size and heights of City Ordinance Section 401.15.G.8.d.2.d. All other signs are
prohibited.
Signs shall only contain words and shall not contain or depict a cannabis flower,
cannabis product, hemp edible, hemp derived edible consumer product, or any other
logo, picture, image or symbol intended to denote or suggest cannabis, hemp, or related
paraphernalia. Additionally, a business logo containing the above depictions shall not
be displayed as part of any exterior signage. No products, interior signage,
advertisements or the like attention getting items shall be placed or displayed that may
be visible from the exterior of the Cannabis Business or Hemp Business. This section
shall apply to any and all signs, including temporary, sandwich boards, etc.
Comment: A sign plan has been provided for one wall sign above the front entrance.
The sign will need to comply with all sign requirements, and a sign permit will be
required. This will be a condition of approval.
Lighting. Section 401.18.F of the Zoning Ordinance provides the following requirement:
All lighting shall be shielded and angled in such a way as to prevent light from spilling
outside of the boundaries of the parcel(s) or premises or directly focusing on any
surrounding uses.
5
Comment. A lighting plan shall be provided showing the perimeter lighting indicated in
the project narrative. All light fixtures shall be full cut off and consistent with Section
401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. This will be a
condition of approval.
Security. Section 401.18.G of the Zoning Ordinance provides the following requirement:
Any security bars, gates or grills shall be retractable, shall remain open and retracted
when the Cannabis or Hemp business is open to the public or otherwise in operation
and shall not be installed on the exterior of the building.
Comment. The project narrative discusses the security plan. The security plan shall be
subject to the review and approval of the Police Chief and will be a condition of
approval.
Outdoor Use. Section 401.18.H of the Zoning Ordinance provides the following
requirement:
All uses and activity shall be conducted indoors, with no storage or activity allowed.
Comment. This will be a condition of approval.
Parking. Section 401.15.F.9 of the Zoning Ordinance requires three spaces per each
1,000 square feet of gross floor area for a shopping center. The parking calculation for
this site is as follows:
7500 square feet x .9 = 6,750 / 333 = 20 required parking stalls
There are 34 parking stalls on site, two of which are accessible. The site is
grandfathered with the existing stalls. In that no changes are to be made to the site or
to the building at this time, no Conditional Use Permit review process is required. If
Design Guidelines and Site Plan review is required at a later date, the parking will be
reviewed again.
Tree Preservation/Landscaping. There will be no change to the site landscaping with
this application.
Grading and Drainage. There will be no change to the grading and drainage of the
site.
Utilities. There will be no impact on the utilities of the site.
Mechanical Equipment. There will be no alteration of the building mechanical
equipment to accommodate this use.
Trash/Recycling. All the trash storage and recycling is provided in existing outdoor
dumpsters for the site. The proposed retail use will not impact on the existing trash
systems.
6
CONCLUSION / RECOMMENDATION
Subject to the preceding review, City staff recommends the Planning Commission
consider the Conditional Use Permit application for a cannabis retail dispensary at
13999 60th Street North, subject to the following conditions:
1. The business operations shall be limited to retail cannabis product sales with no
growing or manufacturing operations on site.
2. The business shall not create noise carrying beyond the lot upon which the
business is located as specified in 401.18.B of the Zoning Ordinance.
3. The business shall be ventilated so that odors cannot be detected by a person
with a normal sense of smell at the exterior of the facility or at any adjoining use
or property; the business shall not produce noxious or dangerous gases or odors
or otherwise create a danger to any person or entity in or near the facilities as
specified in 401.18.C of the Zoning Ordinance.
4. The business hours of operation shall be limited to between 10:00 a.m. and 9:00
p.m., seven days a week as specified in 401.18.D of the Zoning Ordinance.
5. All signage shall comply with all sign requirements of 401.15.G and 401.18.E of
the Zoning Ordinance and a sign permit shall be required.
6. All lighting shall be shielded and angled in such a way as to prevent light from
spilling outside of the boundaries of the parcel(s) or premises or directly focusing
on any surrounding uses as specified in 401.15.B.7 and 401.18.F of the Zoning
Ordinance.
7. The Fire Chief and Police Chief shall review and approve the security plans
addressing public safety, and the business shall comply with all provisions of
Section 401.18.G of the Zoning Ordinance and the approved security plans.
8. All uses and activity shall be conducted indoors, with no exterior storage or
activity allowed as specified in 401.18.H of the Zoning Ordinance.
9. If traffic, parking or delivery issues develop in the immediate area that are
attributable to the proposed use, the Applicant may be required by the City to
implement traffic, parking or delivery control measures as determined by the
City.
10. Any mechanical equipment that is ground mounted or visible from adjacent
streets shall be screened as required by the Zoning Ordinance.
11. All trash and recycling shall be disposed of in the containers provided on site.
12. Any other conditions of City Staff, the Planning Commission and the City Council.
Project Narrative:
HyMN LLC is committed to establishing a safe, compliant, and community -oriented
cannabis retail operation at 13999 60th Street N in Oak Park Heights. If approved, this store
will be one of four strategically located retail facilities designed to meet all Minnesota
regulatory requirements while ensuring the highest standards of security, accountability,
and public safety.
The Oak Park Heights location will be situated within a small plaza, providing convenient
access for adult consumers while maintaining strict controls to prevent unauthorized entry
or use by minors. The facility will be designed with layered security measures, including
controlled access points, surveillance systems, and age -verification protocols that exceed
statutory minimums. All staƯ will be trained in compliance procedures, customer
veri fication, and incident reporting to ensure consistent adherence to state law.
HyMN LLC’s operational framework integrates technology and compliance systems to
maintain real-time inventory tracking, chain -of-custody documentation, and transparent
reporting to regulators. The company’s commitment to regulatory excellence extends to
every aspect of operations, from facility design and staƯing to customer service and
community engagement.
By opening this retail store, HyMN LLC seeks not only to provide safe and legal access to
cannabis products for qualifi ed adult consumers, but also to contribute positively to the Oak
Park Heights community. The company will operate with integrity, transparency, and
accountability, ensuring that its retail presence reflects both the letter and spirit of
Minnesota’s cannabis laws.
This project represents HyMN LLC’s broader vision of building a responsible, compliant, and
sustainable retail network across Minnesota. Each location, including Oak Park Heights, will
serve as a model for how cannabis businesses can operate safely, legally, and responsibly
in regulated industries.
EXHIBIT 01
EXHIBIT 02
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ABBREVIATIONS
GENERAL NOTES
PROJECT TEAM
DRAWING INDEX
13999 60th St N
Oak Park Hts, MN 55082
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1. SCALED MEASUREMENTS OF DRAWINGS SHALL NOT BE ALLOWED.
2. DIMENSIONS ARE IN ORDER OF PRIORITY-TO GRID LINES, FACE OF
EXTERIOR SHEATHING ON STUD WALLS, FACE OF CMU EXTERIOR
FOUNDATION WALLS, CENTER OF STUD WALLS, AND INTERIOR FINISH
FACES.
3. CONSTRUCTION SHALL MEET ALL APPLICABLE CODES AND MOST
STRINGENT SHALL APPLY.
4. MATERIALS SHALL BE INSTALLED ACCORDING TO MANUFACTURERS'
RECOMMENDATIONS UNLESS OTHERWISE NOTED.
5. TRADES AND SUPPLIERS TO REVIEW AND VERIFY INFORMATION
PERTINENT TO THEIR SCOPE OF WORK AND NOTIFY CONTRACTOR OF
ANY DISCREPANCIES PRIOR TO WORK BEING INITIATED.
6. APPROVED JOB COPY OF PLANS SHALL BE AVAILABLE ON THE JOB SITE
FOR ALL INSPECTIONS. UNAPPROVED PLANS SHALL NOT BE ALLOWED ON
SITE. UNAPPROVED PLANS FOUND ON SITE MAY RESULT IN A STOP WORK
ORDER ISSUED BY THE CITY UNTIL A REVIEW CAN BE COMPLETED TO
ENSURE NO DISCREPANCIES EXIST.
7. BUILDING OFFICIAL REVIEW AND AUTHORIZATION REQUIRED PROIR TO
CHANGES, MODIFICATIONS, OR ALTERNATIONS. ALL CHANGES TO THE
APPROVED BUILDING PLANS MUST BE REVIEWED BY THE ARCHITECT OF
RECORD AND FOUND TO BE IN GENERAL CONFORMANCE WITH THE
OVERALL DESIGN OF THE BUILDING THEN SUBMITTED TO THE BUILDING
OFFICIAL FOR REVIEW PRIOR TO IMPLEMENTING CHANGES.
HOURS OF OPERATION:
8. No construction, demolition or commercial power maintenance
equipment shall be operated within the city between the hours of 6:00
p.m. and 7:00 a.m. on weekdays or during any hours on Saturdays,
Sundays and state and federal holidays, except under permit. Contact
City.
9. THE DESIGN INTENT IS TO ISOLATE THE ROOMS OF-THE SAUNA, FAMILY
SALT ROOM, AND CLASSROOM FROM THE REST OF THE BUILDING
STRUCTURE TO PREVENT HIGH HUMIDITY AND/OR HIGH SALT CONTENT
FROM ESCAPING TO OTHER PORTIONS OF THE BUILDING.
SITE LOCATION
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352-(&7/2&$7,21 127726&$/(
13999 60th St N
Oak Park Hts, MN 55082
PID: 0502920110137
Tax Description: THAT PART OF THE NORTH HALF OF THE
NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 29 NORTH,
RANGE 20, WEST, DESCRIBED AS FOLLOWS: BEGINNING AT
THE NORTHEAST CORNER OF SECTION 5, TOWNSHIP 29
NORTH, RANGE 20 WEST, AND RUNNING THENCE WESTERLY
ALONG THE NORTH LINE OF SAID SECTION 5, A DISTANCE
OF 157.00 FEET
Tax PIN: 05.029.20.11.0137
AREA: 1.0
Square Footage: 44,013
Legal Description: THAT PART OF THE NORTH HALF OF THE
NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 29 NORTH,
RANGE 20, WEST, DESCRIBED AS FOLLOWS: BEGINNING AT
THE NORTHEAST CORNER OF SECTION 5, TOWNSHIP 29
NORTH, RANGE 20 WEST, AND RUNNING THENCE WESTERLY
ALONG THE NORTH LINE OF SAID SECTION 5, A DISTANCE
OF 157.00 FEET TO A POINT; THENCE SOUTH AND
PERPENDICULAR TO SAID NORTH LINE OF SECTION 5, A
DISTANCE OF 318.50 FEET; THENCE EAST AND
PERPENDICULAR TO THE LAST DESCRIBED LINE, TO THE EAST
LINE OF SAID SECTION 5, THE SAME BEING THE CENTERLINE
OF THE SO-CALLED SPEED BOWL ROAD; THENCE
NORTHERLY ALONG SAID EAST LINE OF SECTION 5 TO THE
POINT OF BEGINNING. EXCEPTING THEREFROM PARCEL
330D AS SHOWN ON MINNESOTA DEPARTMENT OF
TRANSPORTATION RIGHT OF WAY PLAT NO. 82-18 SUBJECT
TO THE RIGHT OF WAY OF 60TH STREET NORTH AND SUBJECT
ALSO TO THE RIGHT-OF-WAY OF OAKGREEN AVENUE
NORTH. ALSO EXCEPTING THAT PART OF THE NORTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 5,
TOWNSHIP 29 NORTH, RANGE 20 WEST, SHOWN AS PARCEL
218A ON MINNESOTA DEPARTMENT OF TRANSPORTATION
RIGHT OF WAY PLAT 82-117. SUBJECT TO AND TOGETHER
WITH ANY OTHER VALID EASEMENTS, RESERVATIONS OR
RESTRICTIONS. Section 05 Township 029 Range 020
PROJECT INFO.
PROPERTY INFORMATION
6LWH
Tenant Improvement Project
INSPIRE ARCHITECTS
620 Civics Heights Drive, #109
Circle Pines, MN 55014
ARCHITECT:
(763) 316-5342
Jeff Hafferman
Bridgett Freimuth
jeff@architectmn.com
bridgett@architectmn.com
HALL & HALL PROPERTIES LLC
PROPERTY OWNER:
HyMN L.L.C
TENANT:
Agil-313-429-4161
abesaid02@gmail.com 202 N CEDAR AVE STE 1
OWATONNA, MN
55060–2306
Exhibit 03
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Countrysi
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57th St N
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E Churchill St
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57th St N
Monarda Ave N
55th St N
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202
401.18 CANNABIS BUSINESS AND HEMP BUSINESS OPERATIONS
401.18.A. Minimum Buffer Requirements.
1. The operation of a cannabis business is prohibited within:
a. One Thousand (1,000) feet of a school property line.
b. Five Hundred (500) feet of a daycare principal building.
c. Five Hundred (500) feet of a residential treatment facility.
d. Five Hundred (500) feet of an attraction within a public park that is regularly
used by minors, including a playground or athletic field.
As measured in a straight line from the closed part of the building or actual leased
space of the Cannabis Business use-principal to the property line to the school,
the closed part of the principal daycare building, residential treatment facility and/or
attraction within a public park.
2. A Cannabis Event is exempt from the restrictions set for in City Zoning Ordinance
Section 401.18.A.
401.18.B. Noise. There shall be no noise carrying beyond a lot upon which a
business is located, except for normal car and pedestrian activity.
401.18.C. Odor. Cannabis Businesses and Hemp Businesses shall be
ventilated so that all odors cannot be detected by a person with a normal sense of smell
at the exterior of the facility or at any adjoining use or property; they shall not produce
noxious or dangerous gases or odors or otherwise create a danger to any person or entity
in or near the facilities.
401.18.D. Hours of Operation.
1. Cannabis businesses are limited to retail sales of cannabis, cannabis flower,
cannabis products, lower-potency hemp edibles, or hemp-derived consumer
products between the hours of 10:00 a.m. and 9:00 p.m., seven days a week.
2. Lower-Potency Hemp Edible Retailers are prohibited from conducting the retail
sale of lower-potency hemp edibles, or hemp-derived consumer products for off-
site consumption between the hours of:
Exhibit 10
203
a. On Sundays; except between the hours of 11:00 a.m. and 6:00 p.m.
b. Before 8:00 a.m. on Monday through Saturday.
c. After 10:00 p.m. on Monday through Saturday at an establishment located
within the City.
d. On Thanksgiving Day.
e. On Christmas Day, December 25.
f. After 8:00 p.m. on Christmas Eve, December 24.
3. Lower-Potency Hemp Edible Retailers are prohibited from conducting the retail
sale of lower-potency hemp edibles, or hemp-derived consumer products for on-
site consumption between the hours of:
a. Between 1:00 a.m. and 8:00 a.m. on Monday through Saturday.
b. After 1:00 a.m. on Sundays; except at a restaurant, club, bowling center or
hotel with seating capacity for at least thirty (30) persons and which holds
an on-sale intoxicating liquor license.
c. Between 8:00 p.m. on December 24 and 8:00 a.m. December 25.
401.18.E. Signs. Cannabis and Hemp Businesses are subject to City
Ordinance Section 401.15.G.8.d.1 regulating freestanding signs and are permitted one
wall sign subject to the maximum size and heights of City Ordinance Section
401.15.G.8.d.2.d. All other signs are prohibited.
Signs shall only contain words and shall not contain or depict a cannabis flower, cannabis
product, hemp edible, hemp derived edible consumer product, or any other logo, picture,
image or symbol intended to denote or suggest cannabis, hemp, or related paraphernalia.
Additionally, a business logo containing the above depictions shall not be displayed as
part of any exterior signage. No products, interior signage, advertisements or the like
attention getting items shall be placed or displayed that may be visible from the exterior
of the Cannabis Business or Hemp Business. This section shall apply to any and all
signs, including temporary, sandwich boards, etc.
401.18.F. Lighting. All lighting shall be shielded and angled in such a way as to
prevent light from spilling outside of the boundaries of the parcel(s) or premises or directly
focusing on any surrounding uses.
401.18.G. Security. Any security bars, gates or grills shall be retractable, shall
remain open and retracted when the Cannabis or Hemp business is open to the public or
otherwise in operation and shall not be installed on the exterior of the building.
204
401.18.H. Outdoor Use. All uses and activity shall be conducted indoors, with
no storage or activity allowed.