M001MOTION BY VICE CHAIRWOMAN PEARO, SECONDED BY COMMISSIONER BIES TO APPROVE THE AGENDA.
moved by Vice Chairwoman Pearo, seconded by Commissioner Bies
Passed
- YJorgensen
- YHaapala
- YBies
- YCarlson
- YLewis
- YPearo
Meetings
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Tuesday, February 24, 2026
One-line summary
The Planning and Zoning Commission recommended approval of two home-occupation IUPs, the Palomino Estates and Viking Estates development requests, minor subdivision and fee-schedule ordinance changes, the Limpert minor subdivision, and a new commission-member interview process.
17 items as recorded in the packet and minutes.
1Call to Order and Pledge of Allegiance
Call to Order and Pledge of Allegiance: 7:00 p.m.
Called to order and pledge recited.
2Roll Call
Roll Call
Six commissioners were present; one commission seat was vacant.
3Approve/Amend Meeting Agenda
Approve/Amend Meeting Agenda
Agenda approved.
4Approve/Amend Minutes from January 27, 2026, Regular Meeting
Approve/Amend Minutes from January 27, 2026, Regular Meeting
January 27, 2026 minutes approved.
5a8704 190th Ave NW - Jason Jones IUP
Interim Use Permit for Extended Home Occupation for Landscaping and Snow Removal at 8704 190th Ave NW - Jason Jones
Recommended approval with modified conditions allowing nine skid loaders and two trailers on the back concrete slab.
5b21360 Xenon St. NW - Chad Fossum IUP
Interim Use Permit for Extended Home Occupation for Tire Installation - 21360 Xenon St. NW - Chad Fossum
Recommended approval with amended conditions allowing tire storage in a separate building according to the site plan.
5c1Palomino Estates Conditional Use Permit for flag lot
Conditional Use Permit for flag lot - Palomino Estates - HBH Midwest LLC (Kyle Roessler)
Recommended approval of the conditional use permit for the flag lot.
5c2Palomino Estates Preliminary Plat
Preliminary Plat - Palomino Estates - HBH Midwest LLC (Kyle Roessler)
Recommended approval with an added condition requiring building and lot-size compliance to be addressed.
5d1Viking Estates Comprehensive Plan Amendment
Comprehensive Plan Amendment - Viking Estates - Rademacher Companies, Inc.
Recommended approval of the Comprehensive Plan amendment.
5d2Viking Estates Rezoning
Rezoning - Viking Estates - Rademacher Companies, Inc.
Recommended approval of rezoning following the Comprehensive Plan amendment.
5d3Viking Estates Variance
Variance - Viking Estates - Rademacher Companies, Inc.
Recommended approval of the variance for Lot 1.
5d4Viking Estates Preliminary Plat
Preliminary Plat - Viking Estates - Rademacher Companies, Inc.
Recommended approval of the preliminary plat as conditioned by the planner.
5eOrdinance Amendment - Minor Subdivisions
Ordinance Amendment - Minor Subdivisions
Recommended approval of the proposed ordinance changes.
5fOrdinance Amendment - Fee Schedule
Ordinance Amendment - Fee Schedule
Recommended approval of adding a $75 zoning letter fee to the fee schedule.
6a21881 Pinnaker - Minor Subdivision
21881 Pinnaker - Minor Subdivision
Recommended approval with conditions that outstanding engineering comments must be satisfactorily addressed or the recommendation would become a denial.
6bRecommendation on Planning Commission member selection process
Recommendation on Planning Commission member selection process
Recommended a work-session interview process with questions submitted to staff and a formal recommendation to Council.
7Adjournment
Adjournment
Adjourned at 9:37 p.m.; the adjournment vote tally in the minutes says seven ayes, although the roll call lists six commissioners present and one vacancy.
What this meeting did about specific topics, organized by issue rather than by document.
Jay's Services interim use permit at 8704 190th Ave NW
The Commission recommended approval of Jason Jones's interim use permit for an extended home occupation for landscaping, concrete, and snow removal, with conditions modified to allow nine skid loaders and two trailers on the back concrete slab.
Agenda: 5a. Motions: M003. Speakers: Planner Cindy Nash, Jason Jones, Wendy Stament, Lynn Seacord, Eric Edgar, Mayor Shane Hybben, Vice Chairwoman Pearo, Commissioner Carlson.
North Roads Tire interim use permit at 21360 Xenon St NW
The Commission recommended approval of Chad and Melissa Fossum's interim use permit for appointment-only tire services, with conditions amended to allow tire storage in a separate building according to the site plan.
Agenda: 5b. Motions: M004. Speakers: Planner Cindy Nash, Chad Fossum, Commissioner Bies, Vice Chairwoman Pearo.
Palomino Estates subdivision
The Commission recommended approval of both the conditional use permit for a flag lot and the preliminary plat for Palomino Estates, adding a condition that building and lot-size compliance for the existing lot be addressed.
Agenda: 5c1, 5c2. Motions: M005, M006. Speakers: Planner Cindy Nash, Kyle Roessler, Mayor Shane Hybben, Craig Geisler, Jerroll Hillesheim, Montgomery Warneka, Zita Sanzone, Thomas Johnson, Steve Braastad, Eric Edgar.
Viking Estates subdivision
The Commission recommended approval of the Comprehensive Plan amendment, rezoning, Lot 1 variance, and preliminary plat for Viking Estates, with the preliminary plat approved as conditioned by Planner Nash.
Agenda: 5d1, 5d2, 5d3, 5d4. Motions: M007, M008, M009, M010. Speakers: Planner Cindy Nash, Grant Rademacher, Lori Myhre, Thomas Roe, Mayor Shane Hybben, Commissioner Bies, Commissioner Carlson.
Minor subdivision ordinance amendment
The Commission recommended approval of ordinance changes to the minor subdivision process, including limiting minor subdivisions to one new parcel and aligning wetland review requirements with current Upper Rum River Watershed Management Organization requirements.
Agenda: 5e. Motions: M011. Speakers: Planner Cindy Nash, Commissioner Harold Jorgenson, Commissioner Bies, Commissioner Lewis.
Zoning letter fee schedule amendment
The Commission recommended approval of adding a $75 standard zoning letter fee to the City fee schedule, with costs incurred for research-heavy zoning letters.
Agenda: 5f. Motions: M012. Speakers: City Clerk Johnson, Planner Cindy Nash, Mayor Shane Hybben, Vice Chairwoman Pearo, Commissioner Carlson.
Limpert minor subdivision at 21881 Pinnaker Road NW
The Commission recommended approval of Mark Limpert's minor subdivision with conditions requiring outstanding engineering comments to be satisfactorily addressed, otherwise the recommendation would become a denial.
Agenda: 6a. Motions: M013. Speakers: Planner Cindy Nash, Mark Limpert, Mayor Shane Hybben, Chairman Haapala, Commissioner Bies.
Planning Commission member selection process
The Commission recommended a formal interview process for Planning Commission vacancies using a 6:00 p.m. work session, adjusted for the number of applicants, with three questions per commissioner submitted to staff and a formal recommendation made to Council.
Agenda: 6b. Motions: M014. Speakers: Vice Chairwoman Pearo, Chairman Haapala, City Clerk Johnson, Mayor Shane Hybben, Planner Cindy Nash, Commissioner Bies.
15 motions on the record. Split votes are highlighted.
M001MOTION BY VICE CHAIRWOMAN PEARO, SECONDED BY COMMISSIONER BIES TO APPROVE THE AGENDA.
moved by Vice Chairwoman Pearo, seconded by Commissioner Bies
M002MOTION BY VICE CHAIRWOMAN PEARO, SECONDED BY COMMISSIONER CARLSON TO APPROVE THE JANUARY 27, 2026, MEETING MINUTES.
moved by Vice Chairwoman Pearo, seconded by Commissioner Carlson
M003MOTION BY COMMISIONER CARLSON, SECONDED BY VICE CHAIRWOMAN PEARO TO APPROVE THE INTERIM USE PERMIT WITH THE CONDITIONS AS MODIFIED TO ALLOW 9 SKID LOADERS AND 2 TRAILERS TO BE STORED ON THE BACK CONCRETE SLAB.
moved by Commissioner Carlson, seconded by Vice Chairwoman Pearo
M004MOTION BY COMMISSIONER BIES, SECOND BY VICE CHAIRWOMAN PEARO, TO APPROVE THE INTERIM USE PERMIT WITH CONDITIONS AS AMENDED TO ALLOW TIRE STORAGE IN THE SEPARATE BUILDING ACCORDING TO THE SITE PLAN.
moved by Commissioner Bies, seconded by Vice Chairwoman Pearo
M005MOTION BY COMMISSIONER BIES, SECOND BY VICE CHAIRWOMAN PEARO, TO APPROVE THE CONDITIONAL USE PERMIT FOR THE FLAG LOT.
moved by Commissioner Bies, seconded by Vice Chairwoman Pearo
M006MOTION BY VICE CHAIRWOMAN PEARO, SECOND BY CHAIRMAN HAAPALA, TO APPROVE THE PRELIMINARY PLAT WITH THE ADDITIONAL CONDITION FOR ADDRESSING BUILDING/LOT SIZE COMPLIANCE.
moved by Vice Chairwoman Pearo, seconded by Chairman Haapala
M007MOTION BY VICE CHAIRWOMAN PEARO, SECONDED BY COMMISSIONER BIES, TO APPROVE THE COMPREHENSIVE PLAN AMENDMENT.
moved by Vice Chairwoman Pearo, seconded by Commissioner Bies
M008MOTION BY CHAIRMAN HAAPALA, SECONDED BY COMMISSIONER CARLSON, TO APPROVE THE REZONING FOLLOWING THE COMPREHENSIVE PLAN AMENDMENT.
moved by Chairman Haapala, seconded by Commissioner Carlson
M009MOTION BY COMMISSIONER PEARO, SECONDED BY COMMISSIONER BIES, TO APPROVE THE VARIANCE FOR LOT 1.
moved by Commissioner Pearo, seconded by Commissioner Bies
M010MOTION BY COMMISSIONER BIES, SECONDED COMMISSIONER CARLSON, TO APPROVE THE PRELIMINARY PLAT AS CONDITIONED BY PLANNER NASH.
moved by Commissioner Bies, seconded by Commissioner Carlson
M011MOTION BY COMMISSIONER BIES, SECOND BY COMMISSIONER LEWIS, TO APPROVE THE PROPOSED CHANGES TO THE MINOR SUBDIVISION ORDINANCE.
moved by Commissioner Bies, seconded by Commissioner Lewis
MOTION CARRIED.
M012MOTION BY VICE CHAIRWOMAN PEARO, SECOND BY COMMISSIONER CARLSON, TO APPROVE ADDING THE $75 ZONING LETTER FEE TO THE FEE SCHEDULE.
moved by Vice Chairwoman Pearo, seconded by Commissioner Carlson
M013MOTION BY CHAIRMAN HAAPALA, SECOND BY COMMISSIONER BIES, TO APPROVE THE MINOR SUBDIVISION WITH CONDITIONS THAT OUTSTANDING ENGINEERING COMMENTS MUST BE SATISFACTORILY ADDRESSED OR THE RECOMMENDATION WOULD BECOME A DENIAL.
moved by Chairman Haapala, seconded by Commissioner Bies
M014MOTION BY COMMISSIONER PEARO, SECOND BY COMMISSIONER BIES, AMENDED TO INCLUDE A 6:00 PM WORK SESSION FOR INTERVIEWS WITH TIME ADJUSTED BASED ON APPLICANT NUMBERS, THREE QUESTIONS PER COMMISSIONER TO BE SUBMITTED TO STAFF, AND FORMAL RECOMMENDATION TO COUNCIL.
moved by Commissioner Pearo, seconded by Commissioner Bies
M015MOTION BY COMMISSIONER CARLSON, SECONDED BY JORGENSEN, TO ADJOURN.
moved by Commissioner Carlson, seconded by Jorgensen
SEVEN (7) AYES. MOTION CARRIED.
Each figure links back to the document it came from. When the council voted on the amount, the motion is shown.
F001 Fossum IUP base fee
Base fee shown on the North Roads Tire interim use permit application.
fee · IUP application base fee · FY 2026
$250
inflow
Council approval status: not yet on record.
F002 Fossum IUP total due
Total amount due for the North Roads Tire interim use permit application.
fee · IUP application total due · FY 2026
$2,250
inflow
Council approval status: not yet on record.
F003 Fossum IUP amount paid
Amount paid for the North Roads Tire interim use permit application.
fee · IUP application amount paid · FY 2026
$2,250
inflow
Council approval status: not yet on record.
F004 Jones IUP base fee
Base fee shown on the Jason Jones conditional/interim use permit application form.
fee · CUP/IUP base fee · FY 2026
$250
inflow
Council approval status: not yet on record.
F005 zoning letter fee
New standard zoning letter fee recommended for addition to the fee schedule.
fee · standard zoning letter fee · FY 2026
$75
inflow
F006 fee schedule standard zoning letter line item
Fee schedule line item for a standard zoning letter.
fee · Planning, Zoning, & Development Fees · FY 2026
$75
inflow
F007 subdivision lot split application fee
Fee schedule line item on the page considered with the fee schedule amendment.
fee · Subdivision Lot Split or Reconfiguration application fee · FY 2026
$250
inflow
Council approval status: not yet on record.
F008 minor subdivision application fee
Fee schedule line item on the page considered with the fee schedule amendment.
fee · Minor Subdivision application fee · FY 2026
$250
inflow
Council approval status: not yet on record.
F009 minor subdivision per lot fee
Fee schedule line item on the page considered with the fee schedule amendment.
fee · Minor Subdivision per-lot fee · FY 2026
$50
inflow
Council approval status: not yet on record.
F010 Limpert park and trail dedication
Park and trail dedication fee required for the one new lot in the Limpert minor subdivision recommendation.
fee · park and trail dedication fee · FY 2026
$2,500
inflow
When someone tried to remember earlier business, we cross-reference the corpus and write a short related-history note.
So this is a public hearing on ordinance amendment and we'll let the planner present the >> thank you. Um, so at a a meeting back in I think it was December, you looked at draft language to potentially change the minor subdivision process.
— Planner Nash
What this is about
A prior draft of the minor subdivision ordinance amendment that the Commission had reviewed before this meeting.
The records I searched do not contain a prior December meeting or draft language matching Planner Nash’s recollection about changes to the minor subdivision process. The search results mainly include Planning and Zoning Commission policies and procedures in the February 10, 2026 packet, plus an unrelated plat document in the April 28, 2026 packet. So, based on these results, I cannot confirm from the searched records when the Commission previously reviewed the draft minor subdivision ordinance amendment or whether any direction or vote was given at that earlier meeting.
I know that the previous resident, Mark Smith, was operating um his masonry business out of the farmhouse there um with the use of a conditional use permit. And I was just wondering if that would affect my ability to get a conditional use permit or if that is really only just following the flag.
— Kyle Roessler
What this is about
A prior masonry business reportedly operated at the Palomino Estates farmhouse and whether a future business CUP would be affected by the flag-lot CUP.
The records searched show Palomino Estates was before the city in 2026 as a 38.47-acre, 4-lot subdivision in the RRA, Rural Residential Agriculture district. The March 24 and April 14, 2026 packets included the final plat materials and planning review information. At the May 12, 2026 meeting, council approved Resolution 2026-49 granting a variance for Palomino Estates by a 5-0 vote, and approved Resolution 2026-50 accepting the final plat by a 5-0 vote. The records provided do not show a prior conditional use permit for Mark Smith or a masonry business at the farmhouse, and they do not show a decision addressing whether a future business CUP would be affected by the “flag-lot” approval. Based on these search results, the only clear prior action found was the Palomino Estates variance/final plat approval, not a masonry-business CUP.
Um you did do similar variances for the Leico East project about a year ago
— Planner Nash
What this is about
A prior Leico East variance example involving accessory buildings and lot compliance.
The records I searched do not contain a prior Leico East variance decision matching this recollection about accessory buildings and lot compliance. The search results mainly show 2026 packet materials for easements and a separate proposed variance for Viking Estates, not Leico East. So, based on these results, I cannot confirm from the searched records that Council previously approved similar variances for the Leico East project about a year earlier.
part part of that ordinance I think uh some years ago there was quite a few 40 acre chunks around that. Okay. And what happened was was the bank would not finance the land. I don't care if we went to the bank. We don't want land.
— Commissioner Harold Jorgenson
What this is about
Historical reasons for minor subdivisions involving financing for land and homes.
The records show a partial match. During the minor subdivision ordinance review, staff proposed changes to clarify road-frontage and zoning/subdivision compliance requirements, separate lot-line adjustments, and reduce minor subdivisions from allowing up to two new parcels to only one new parcel, with larger divisions going through platting. At the December 23, 2025 meeting, the Commission generally supported those changes and discussed keeping the one-time-only restriction for minor subdivisions; Commissioner Jorgenson also raised historical issues with 40-acre parcels sometimes measuring under 40 acres and causing minimum-lot-size problems. The specific financing point appears in the later minor subdivision discussion: at the February 24, 2026 meeting, the minutes state that Commissioner Jorgenson discussed the historical use of minor subdivisions “during periods when banks wouldn’t finance larger parcels but would finance smaller lots with houses.” The records searched do not include an older ordinance history or prior formal decision explaining that financing issue in more detail, and no vote on that specific historical rationale was recorded in the excerpts.
It's been done all ways. >> What's that? >> All different ways to be honest. >> Um about eight years, maybe 10 years ago, it was a was a questionnaire from the p from the commission itself. Then somewhere in between there it went to the council directly and then we were given people from the city council.
— Vice Chairwoman Pearo
What this is about
Past practices for appointing Planning Commission members.
The records show a recent change in how Planning Commission appointments are handled, but they do not include the older “eight or ten years ago” examples Vice Chairwoman Pearo was recalling. At the March 10, 2026 City Council meeting, the Council adopted an ordinance amending the Planning Commission provisions. The staff report said the prior ordinance required the City Council to interview Planning Commission members, and the amendment changed that to say the City Council will determine the interview process. At the March 24, 2026 Planning Commission meeting, the commission discussed creating a formal process for filling vacancies. The minutes specifically note Vice Chairwoman Pearo’s point that past practices had varied, including commission interviews with recommendations to the Council and direct Council appointments. The commission agreed to use a work-session interview process before regular meetings, prepare standard questions, and make formal recommendations to the City Council. The records then show that at the April 28, 2026 Planning Commission meeting, the commission interviewed five candidates for a vacant seat under that process.
Council. 5\. Use of Public Resources - Public resources not available to the public (e.g., city staff time, equipment, supplies, or facilities) shall not be used by Commission members for private, per
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<!-- PageBreak --> <!-- PageNumber="36" --> C. The applicant (if any) may make a presentation or report on the subject matter for the hearing. d. The presiding officer asks Planning and Zoning Commiss
##### B. Roles/Responsibilities 1\. Meetings - The chairperson presides over meetings of the Planning and Zoning Commission. Speakers, including Commission members, do not speak until recognized by th
Every document and recording archived for this meeting.
February 24, 2026 Minutes
Minutes · 2026-02-24
10 pages
February 24, 2026 Packet
Packet · 2026-02-24
155 pages
February 24, 2026 Agenda
Agenda · 2026-02-24
1 pages
Meeting recording
YouTube
Transcript · 1019 segments · 2:36:50
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