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HomeMy WebLinkAbout2025-11-13 Planning Commission Meeting Minutes PLANNING COMMISSION MEETING MINUTES Thursday, November 13, 2025 I. Call to Order/Pledge of Allegiance: Chair Van Denburgh called the meeting to order @ 6:00 p.m. Present: Commissioners Van Denburgh, Husby, Nelson, Stimpfel and Van Dyke; City Administrator Rife, City Planner Richards, City Councilmember Liaison Representative Liljegren, City Attorney Sandstrom, and Assistant City Attorney Benson. II. Approval of Agenda: Commissioner Husby, seconded by Commissioner Nelson, moved to approve the Agenda as presented. Carried 5-0. III. Approval of October 9, 2025 Meeting Minutes: Commissioner Nelson, seconded by Commissioner Stimpfel, moved to approve the Minutes as amended to reflect Commissioner Nelson in attendance. Carried 5-0. IV. Department / Commission Liaison / Other Reports: City Administrator Rife shared an update on the Well #3 project. V. Visitor / Public Comment: None. VI. Public Hearings: A. St. Croix Cannabis – 14303 60th St. N.: Review and consider an application from Richard Zimmerman on behalf of St. Croix Cannabis for a Comprehensive Plan Amendment, Rezoning from R-B, Residential/Business Transitional to B-2, General Business, and for a Conditional Use Permit to allow a cannabis retail dispensary at 14303 60th St. N. City Planner Richards reviewed the November 1, 2025 Planning Report, noting City staff recommendation for denial and proposed conditions should the Planning Commission be favorable to the land use amendments and conditional use permit requests. Planning Commission Minutes November 13, 2025 Page 2 of 5 Chair Van Denburgh opened the public hearing at 6:14 p.m. and invited public comment. Cheryl Jensen – 5904 O’Dell Ave. N. expressed concern of traffic coming into the O’Dell Ave. N. cul-de-sac and turning around when they find it is not a through street. She asked it might be possible to get a “No Outlet” sign for the street. Mike Schoenecker – 5876 Oldfield Ave. N. supports a business to the site, noted current traffic on Oldfield and suggested consideration for traffic control measures, no deliveries on Oldfield Ave., nor have any signs to the East side of the building with any approval recommendation. James Stahl – 5925 Oldfield Ave. N. stated that he had no concerns with a business being next door. John Junko – 5925 Oldfield Ave. N. owner of the proposed site and house directly to the south of it expressed his support for the business and that he felt that 60th St. should be business zoned. Chris Langer – 5901 Oldfield Ave. N. feels that a business will be a benefit for the community and will not change the neighborhood feel. Lois Conn – 5885 Oldfield Ave. N. expressed her support for the request, noting that she does not feel that it will result in any change to Oldfield traffic. Dick Zimmerman – St. Croix Cannabis introduced himself as the applicant and his son Troy, provided some background of his business history in the area, and noted that Troy has extensive background in the cannabis business. Mr. Zimmerman noted that the business would operate in a similar business pattern to that of both the former Valley Trophy Shop and Blue Belle Hair Salon, with customers coming and going. He added that the Napa Auto building and retail center alongside it, both have homes behind it, that they would be willing to assist with traffic control and addressed questions as to staffing, hours of operation, signs and lighting. City Attorney, Kevin Sandstrom addressed the Commission, reminding them that the decision they make for this property will set precedent and likely guide similar changes along the 60th St. corridor. He noted the big picture impact as result of approval, encouraged them to consider if time and conditions have changed to warrant a change to the Comprehensive Plan designation currently in place, and responded to discussion from the Commission. Planning Commission Minutes November 13, 2025 Page 3 of 5 Troy Zimmerman – St. Croix Cannabis noted that the area is known as the Hwy. 36 Business Corridor and that if you look around the area, there is one house, which is vacant and another which is operating a business from it. Jon Conn – 5885 Oldfield Ave. N. stated that vandalism at the vacant house has occurred. He is not opposed to the applicant’s request, feels that it will not impact the neighborhood and that the 60th St. strip should be zoned commercial. Commissioner Husby, seconded by Commissioner Stimpfel, moved to close the public hearing at 6:54 p.m. Carried 5-0. Commission discussion ensued as to the request at hand being desirable as it is very regulated, how approval rational will be precedent setting and applicable to all other properties in the area, other areas having received approvals with differing land use designation, Comprehensive Plan Update timelines and changes that have occurred within the City since the last update, estimated timeline for a land use study for the properties on 60th St., the intensity business operation limit set by the R-B zoning and how changing of zoning to B-2 will allow all uses in that zoning district as per City Ordinance. Commissioner Nelson, seconded by Commissioner Husby, moved to recommend City Council approval of the request for Comprhensive Plan Amendment designating the property as Commercial and Rezoning from R-B, Residential/Business Transitional to B-2, General Business, in which cannabis retailers is a listed conditional use. Carried 5-0. Commissioner Stimpfel, seconded by Commissioner Nelson, moved to recommend City Council approval of the request for Conditional Use Permit, subject to the amended conditions within the planning report, specifically that: 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.B of the Zoning Ordinance. 3. Site Plan and Design Guidelines review for changes to the site shall be required as required by the Zoning Ordinance and determined by the City. 4. 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. Planning Commission Minutes November 13, 2025 Page 4 of 5 5. The business hours 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. 6. 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. 7. All site and sign 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. 8. 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 approved security plans. 9. 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. 10. If traffic, parking, or delivery issues develop in the immediate areas 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. The Applicant agrees to a cost sharing of any traffic control implementation on 60th Street North or Oldfield Avenue North required by the City. 11. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 12. All trash and recycling shall be disposed of in the containers provided on site. 13. Any removal of trees or changes to the landscaping shall be subject to review and approval of the City Arborist. Landscape or fence screening shall be required on the west and south sides of the property as required by the Zoning Ordinance. 14. Any other conditions of City Staff, the Planning Commission, and the City Council. Carried 5-0. VII. New Business: None. Planning Commission Minutes November 13, 2025 Page 5 of 5 VIII. Old Business: None. IX. Informational: None. X. Adjourn. Commissioner Nelson, seconded by Commissioner Stimpfel, moved to adjourn at 7:17 p.m. Carried 5-0. Respectfully submitted, Julie Hultman Building Official Approved 12-11-2025 / 4-0