City Plan Commission Meeting - April 8, 2026: Rezoning Approvals, Zoning Text Amendments, and Drive-Thru Discussion
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City Plan Commission Meeting - April 8, 2026
The City of Monroe Plan Commission met on April 8, 2026 at 5:00 PM at City Hall Council Chambers. The meeting included public hearings and unanimous votes on a rezoning request and two zoning text amendments, as well as a discussion on allowing drive-thru services in the Central Mixed Use (CMU) district. Commissioners also recognized outgoing members.
Consent Calendar
- The minutes of the March 11, 2026 meeting were approved as presented.
Public Comments & Testimony
- No members of the public spoke during any of the three public hearings.
Business Items
C.1 Rezoning – Bader-Spidahl Parcels (NMU to TR-10) The Commission held a public hearing for a change of zoning application submitted by Bader-Spidahl for vacant lots 7-11, 13-14, 18-38, and 49-56 in the Richland Heights subdivision from Neighborhood Mixed Use (NMU) to One and Two Family Residential (TR-10). Zoning Administrator Rindy explained that the lots were originally platted as NMU, but the applicants requested TR-10 to allow greater residential flexibility and to reduce side yard setbacks from 10–12 feet (NMU) to 7 feet (TR-10), gaining approximately seven feet of buildable width on lots that are 60–70 feet wide. Commissioner Spielman clarified that front yard setbacks remain unchanged. No public comment was received. The Commission voted unanimously to recommend approval to the Common Council, which is scheduled to consider the item on April 20, 2026.
C.2 Zoning Text Amendment – TR-10 Minimum Lot Area Requirements The Commission held a public hearing on a proposed amendment to the TR-10 district to clarify minimum lot area requirements following the recent consolidation of the DR8 and TR-10 districts. The amendment differentiates between twin houses (3,500 square feet per dwelling unit) and two-unit dwellings (7,000 square feet total) and adds a definition for “two-unit dwelling.” Administrator Rindy noted that the Common Council’s previous approval set a flat 7,000 square feet for two-unit dwellings, but the amendment restores the per-unit minimum for twin houses and adjusts lot width and frontage standards. Planner Shannon added that the change addresses an omission from the prior ordinance and supports affordable housing goals. No public comment was received. The Commission voted unanimously to recommend approval to the Common Council, where it will first go through the Judiciary and Ordinance Committee.
C.3 Zoning Text Amendment – NMU Minimum Lot Area Requirements The Commission held a public hearing on a parallel amendment to the NMU district to maintain consistent language regarding twin home and two-unit dwelling lot area requirements, similar to the changes made for TR-10. No public comment was received. The Commission voted unanimously to recommend approval to the Common Council.
C.4 Discussion – Drive-Thru Services in the CMU District The Commission discussed a proposal to allow drive-thru services as an accessory use in the Central Mixed Use (CMU) district. Planner Shannon presented three recommendations: (1) require a Conditional Use Permit (CUP), (2) add a “Letter J” land use performance standard that prohibits new access points directly onto streets comprising the Historic Square (16th Avenue, 11th Street, 17th Avenue, and 10th Street adjacent to the courthouse), and (3) allow the Plan Commission, through the CUP process, to limit operating hours and require additional landscaping adjacent to vehicular circulation on a case-by-case basis. Commissioner Spielman emphasized the importance of the CUP process for evaluating unique proposals and protecting the character of the Square. Commissioner Shaeffer supported moving forward with draft language. The Commission agreed not to limit drive-thru uses to specific business types (e.g., pharmacy or banking) and to maintain flexibility in landscaping requirements. Staff will prepare draft ordinance language for the May meeting, with a public hearing to follow after new Commission members are seated.
Key Outcomes
- Rezoning (C.1): Recommended for approval to the Common Council; will be considered on April 20, 2026.
- TR-10 Text Amendment (C.2): Recommended for approval to the Common Council.
- NMU Text Amendment (C.3): Recommended for approval to the Common Council.
- Drive-Thru Discussion (C.4): Staff will draft ordinance language based on the Commission’s guidance and schedule a public hearing at a future meeting.
Other Business
- Administrator Rindy thanked Mayor Douglas and Commissioner Bill Bethke for their years of service as their terms on the Plan Commission conclude. Mayor Douglas read a prepared statement expressing appreciation for the Commission’s dedication and contributions to the city’s planning efforts.
Adjournment
The meeting was adjourned at 5:39 PM by unanimous vote.
Meeting Transcript
Okay, it is five o'clock, and we'll call the City of Monroe Plan Commission to order. Um there we go. I got their attention. At this time we'll have roll call. Oh Mayor Douglas. Here. Oh, there Schaefer. Here. Ron Spielman. Bill Bentsky. Here. Lewis Cruz. Ben Voss. Here. And Dave Whartonweiler. Okay. And Lewis and Dave Bortonweiler are the only ones that are missing, correct? Okay. All right. And moving on to is there are there any corrections of the minutes of the March 11th, 2026 meeting. Oops. Hearing none. It will stand approved as presented. And moving on to our business of the day. And 18 through 38 and 49 through 56 from neighborhood mixed use to one and two family residential TR10. And that's requested by the zoning administration. So you can open up the public hearing. Oh, okay. At this time, uh we will hold the public hearing for anyone who wishes to come forward. If you'll state your name and address, and uh we will listen to you. No one. Okay. So at this time, since there was no one present, we will close the public hearing. And we will move on. Well, no, we only take a vote yet. Okay, all right. I don't know if you want to you want to go to Shannon to just explain it or okay. Who do you want to sure? This is administrator indeed, and I can um summarize in Shannon or anyone else can feel free to jump in. But so this is in the Richland Heights subdivision. Um when it was uh the final plot was created via applied zoning to the parcels, and it was all applied at NMU with the exception of lot one. Um as they're kind of moving forward with things, wanted to allow some more flexibility with more residential uses. Um and so they are now requesting for these lots, and there's a map included to help depict that what where those areas are for more um residential flexibility and then maintaining kind of those some of those lots closer to lot one is still as NMU. If anyone has anything to add otherwise, but Brittany, that was a good summary. Okay, go ahead. She doesn't have any. Oh, she doesn't. I'm sorry, I didn't hear what you said. All right. Um you've all received the is it their intent to slowly change the zoning as they go as the different sections open up for development from NMU to whatever their wishes are at the moment.
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