Planning Commission Packet - February 24, 2026

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Planning Commission The Planning Commission held a public hearing on January 27, 2026. The Planning Commission discussed the pros and cons of having a school in the commercial district. They discussed the way different commercial uses compliment each other when located close to one another, the conflicts with tobacco and liquor sales, and whether a school use in the district would limit allowed businesses from locating in the area. The applicant, Melissa Lamkin, noted that she was the director of the school and believes the school would have a positive impact on the community. She shared their growth potential in expanding from the current enrollment of 32 students up to 120 students in the proposed space. She also noted that their goal is to eventually own their own building and property. When asked by a commissioner about locating in a commercial district, she stated this would be an opportunity to impact nearby businesses and learn from the business owners. Additionally, numerous individuals spoke in support of the school and the ordinance amendment. They believe the school is a great benefit to the community, that it will help attract new residents, and that it may benefit the nearby businesses by bringing more people to the area daily and providing students with places to eat near the school. Adam Price, the building owner, also spoke in support of the application, stating that in his opinion, the use could be classified as a religious institution which is already allowed in the district. A nearby business owner questioned how the property tax would be calculated if a school moved into the building. His concern was that it would reduce the taxes and create a precedent for other commercial building owners to follow and reduce their property tax bill. He stated that in speaking with the Sherburne County Assessor, tenants can appeal the tax class to be tax-exempt. The Planning Commission then closed the public hearing and discussed allowing the use as an Interim Use, rather than a Conditional Use. They noted that the current lease was for 10-years and that an IUP could be tied to the lease. The commissioners quickly supported the idea of amending the ordinance to allow schools as an interim use, noting that the current application was only signing a 10-year lease. Staff noted that applicants would have the right, in the future, to apply for an amendment to an approved Interim Use Permit (IUP), allowing expansion of the allowed space or a time extension. The Planning Commission voted unanimously to add Educational Institutions as an Interim Use in Subzone C of the MU-ERP zoning district. They also continued the CUP discussion to February 24, 2026, pending the City Council's action on the ordinance amendment. Since the Planning Commission, staff and the city attorney have discussed the action from the commission meeting and do not believe that classifying a school as an interim use is appropriate. Conditional Use Permits (CUPs) are for ongoing uses, like schools, business, government facilities, etc. However, Interim Use Permits (IUPs) are used for temporary/short term needs of a specific property. Examples from past activities in the city include temporary classroom trailers, short-term use of a single-family home for multifamily uses, parking lots for model homes, compost sites, and home occupations. A school is generally a long-term use that should receive the benefit of surety that a CUP provides rather than a definitive end date included with an IUP. Staff continue to recommend denial of the ordinance amendment to allow Educational Institutions in the MU- ERP zoning district. The city does not have a large supply of available commercial spaces and the existing commercial areas should be preserved to provide opportunity for new and expanding commercial ventures within the city. Additionally, while staff fully support education and want to see a variety of educational opportunities within the community, the expected growth from the specific use may push them beyond the current leased space and into nearby commercial spaces as they become available. Further expanding an initially small footprint in a district that generally does not support schools is very similar to the experience the city experienced with the growth of Spectrum School. Their use began in one building in the industrial Page 46 of 71