Monroe City Plan Commission Meeting Summary – May 13, 2026
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Monroe City Plan Commission Meeting Summary – May 13, 2026
The City of Monroe Plan Commission met on Wednesday, May 13, 2026, at 5:00 PM in the City Hall Council Chambers. All seven members were present: Mayor Miller, Alder Matt Shaeffer, Ron Spielman, Dave Wartenweiler, Jesse Duff, Louis Armstrong, and Ron Markham. The commission held public hearings, discussed zoning text amendments, and made recommendations to the Common Council. The meeting adjourned at 6:22 PM.
Public Comments & Testimony
- No members of the public appeared or spoke during the public hearings for items C.1 and C.2, and no other public comment was received.
Discussion Items
- C.1 – MR-15 Multi-Family Units: The commission held a public hearing on a zoning text amendment to allow up to eight units per multi-family building by right in the MR-15 Residential Zoning District, removing the previous conditional use requirement. Administrator Rindy explained the proposal had been recommended two months earlier but required a new public hearing. No one spoke. The commission unanimously approved a motion to recommend the amendment to the Common Council.
- C.2 – Parking Requirements in NMU, MR-15, and MR-30: The commission held a public hearing on amendments to reduce parking requirements from two spaces per dwelling unit plus additional half-spaces to a flat two spaces per dwelling unit across the NMU, MR-15, and MR-30 districts. No one spoke. The commission unanimously approved a motion to recommend the amendment to the Common Council.
- C.3 – Historic Preservation Overlay Signs: The commission discussed a proposed text amendment to allow "historic character signs" in the Historic Preservation Overlay (HP-O) district, permitting businesses to replicate signs that existed on the property 50 or more years ago. The proposal arose from the Eugene Hotel's request to reproduce its historic sign. Shannon of Vandewalle & Associates presented criteria; members discussed lighting, size, safety, and legal content-neutrality concerns. The commission directed staff to draft an ordinance requiring a conditional use permit, with review by both the Historic Preservation Commission and the Plan Commission.
- C.4 – Landscape Surface Ratio in Light Industrial: The commission discussed correcting an apparent code error in the Landscape Surface Ratio (LSR) for the Light Industrial (LI) district, changing the displayed requirement from 80% to 20%. Staff said 20% is consistent with comparable cities. The commission expressed consensus to proceed with drafting the correction.
- C.5 – Drive-Thru Services in CMU District: The commission discussed a proposal to allow drive-thru services as an accessory use in the Central Mixed Use (CMU) district via conditional use permit. Staff reviewed existing stacking, lighting, landscaping, and curb-cut standards. Supporters noted the code's protections and development benefits; opponents argued downtown streets are too tight and drive-thrus would cause traffic backups. After debate, a motion made by Louis Armstrong and seconded by Ron Markham to prohibit any additional drive-thrus in the CMU district carried 5–2, with Alder Matt Shaeffer and Ron Spielman dissenting.
- C.6 – Certified Survey Map for Ben Voss, 1423 21st Street: The commission discussed a certified survey map to split the property into two zero-lot-line lots for a duplex/twin home. Staff confirmed water and sewer lines are separate and the proposal meets building codes and setbacks. (Note: the minutes reference "1st Street" in the motion, but the agenda and transcript identify the property as 1423 21st Street.) The commission unanimously approved a motion to recommend the CSM to the Common Council.
Key Outcomes
- Accepted the April 8, 2026 meeting minutes as presented.
- Unanimously recommended to the Common Council the MR-15 zoning text amendment allowing up to eight units per building by right.
- Unanimously recommended to the Common Council the parking requirement amendments for NMU, MR-15, and MR-30 districts.
- Directed staff to draft a historic character sign ordinance for the HP-O district requiring a conditional use permit, to return for formal consideration next month.
- Directed staff to correct the Light Industrial LSR requirement from 80% to 20% and return with a public hearing and ordinance.
- Voted 5–2 to prohibit any additional drive-thrus in the CMU district.
- Unanimously recommended to the Common Council the certified survey map for 1423 21st Street.
Meeting Transcript
Okay, it's five o'clock. I'll call the city planning commission order meeting to order. Um clerk call roll, please. Mayor Miller. Here. Alder Schaefer? Here. Ron Spielman. Here. Dave Whartonweiler? Here. Jesse Duff. Here. Lewis Armstrong. And Ron Markham. Here. So we are all here. Thank you. Okay. Uh correction of minutes from April 8th, 2026 meeting. If none, they'll stand as prepared. Okay. Business. C one, hold public hearing, possible recommendation to common council regarding zoning text amendment to city of Monroe MR 15 residential zoning district to relax restrictions on number of units per multi-level building by right. Okay. Open public hearing. Anyone have anything? Close public hearing. Okay. Brittany wanna explain it. Yeah. Administrator Rindi. And so this is something that the plan commission has uh reviewed prior. Um, welcome all the new members. So I know some of you aren't fully familiar, so open if you want have further questions as we kind of move forward. But part of this was an ordinance change to kind of allow more units per building by right instead of conditional use within the multifamily residential. Um the pro the reason it's kind of coming back to you when we thought we you had made the recommendation on to council is that we did not actually hold the public hearing here and in review. We should have had a public hearing here and then a council, and so kind of making sure that we're following those logistics to meet all the requirements. But so rather than regurgitating, I guess I would open up if you guys have questions specific, especially with the new members or not, or feel comfortable moving forward. Nothing has changed from what we approved two months ago. Correct, nothing has changed. Yeah. So it's basically allowing in the multifamily residential MR 15, I believe it is. Um there were three to four units per building allowed per right, and then to go up to eight units was a conditional use. Um and so it's now been allowed for the up to eight units by right, so they don't have to go through that additional process. This will need to go to city council for approval, correct? Correct. So yeah, this is actually a Monday's um common council meeting as well with another public hearing. Okay, so we look for a motion to move this on to city council. The ordinance changes.
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