Shakopee Planning Commission Meeting – May 8, 2025

The Shakopee Planning Commission met on May 8, 2025, for two conditional use permit (CUP) public hearings. The board unanimously approved a CUP for additional accessory structures at 735 Fifth Avenue West and a CUP for vehicle repair and service at 936 First Avenue East. Commissioners also discussed a potential August 2025 city tour and adjourned to Thursday, June 4, 2025.

Consent Calendar

• The agenda was approved by voice vote with no additions or subtractions.
• Minutes from the April meeting were approved; Commissioners Forsyth and Spolvero abstained because they were not present at that meeting.

Public Comments & Testimony

• No members of the public appeared to discuss items not on the agenda.

Conditional Use Permit – 735 Fifth Avenue West

• Staff presenter Mr. Kerskey described applicant and property owner John Wright's request for a CUP to allow accessory structures totaling up to 100 percent of the principal dwelling's square footage. In the R1C zoning district, accessory structures are normally limited to the lesser of 10 percent of lot area or 75 percent of the principal structure's footprint; a CUP can allow up to 100 percent.
• The property includes a residence, a detached two-car garage, and a small shed. The applicant proposed an additional approximately 80-square-foot shed to store personal items previously kept in the garage. The garage holds a home occupation permit approved in October 2024 for use as an audio recording studio.
• Staff recommended approval of Resolution R 2025-001 with four conditions: total accessory structures on the lot shall not exceed 1,176 square feet; proposed structures must meet city code requirements for setbacks, construction materials, and height; the accessory structure shall be used for personal use only unless additional land use approvals are obtained; and compliance with the engineering memo dated April 25, 2025.
• Staff clarified during discussion that the 1,176-square-foot cap would allow more than the proposed 80-square-foot shed, but any shed over approximately 250 square feet would be treated as a building. The applicant said the staff presentation matched his understanding.
• The public hearing was closed, and the board approved the CUP by roll call vote, 7-0. Staff's recommendation cited Resolution R 2025-001, while the motion and final vote referred to Resolution PC 2025-001.

Conditional Use Permit – 936 First Avenue East

• Staff presented applicant and property owner Affinity Plumbing LLC's request for a CUP for vehicle repair and service at 936 First Avenue East in the B-1 highway business zone. The site is 0.39 acres with a 240 mixed-use commercial corridor comprehensive plan designation.
• Proposed user HLG Autos would perform routine maintenance and repairs including engine service, brakes, transmission repair, minor body work, and detailing. Proposed operating hours were Monday through Friday, 8 a.m. to 4 p.m., with four to six employees. The site is currently vacant; Affinity Plumbing has moved but remains in business.
• Staff noted the property has a previously approved CUP with violations that are being corrected, and the matter could come back in July for revocation.
• Staff recommended Resolution PC 2025-002 with conditions: vehicle sales are not permitted; service must take place inside the building; a change of occupancy permit is required before operation; hours are limited to 8 a.m. to 7 p.m.; portable paint booths are not permitted by city fire code; exterior storage of unlicensed/inoperable vehicles, dumpsters, or vehicle parts is not permitted; and all business and customer vehicles must park on site, not on streets or adjacent properties.
• Staff explained that vehicle repair requires a CUP because the previous vehicle repair use ceased when the plumbing business occupied the site. City rules prohibit new used-vehicle sales lots unless the seller is a new-car dealer; some existing lots are grandfathered.
• The property is under contract with a potential tenant. Staff said if that tenant's use is permitted and not this CUP use, staff would return at the next meeting to withdraw the CUP. The applicant still must complete the change of occupancy permit process before operating.
• Applicant and landlord Clay Monsrood said auto repair is the best backup use because most parties interested in the property wanted to sell cars, which is not allowed. He said the parking areas are for repaired vehicles awaiting pickup, customers, and overflow; employee parking would move from the right-of-way to the front. He confirmed the conditions regarding no vehicle sales and no portable paint booths are workable, adding that any paint work would be paintless dent removal. He accepted responsibility as landlord for tenant compliance with CUP conditions.
• The public hearing was closed, and the board approved Resolution PC 2025-002 by roll call vote, 7-0.

Other Business

• Commissioner Robbins asked about a summer board tour. Staff said the tour is up to the board; the usual timing is mid-to-late August, often after a council meeting. The amphitheater is scheduled to be completed this year, though not by July. The board consensus was to plan an August 2025 tour rather than wait until next spring.

Key Outcomes

• Approved the April meeting minutes with two abstentions.
• Approved Resolution PC 2025-001 for accessory structures at 735 Fifth Avenue West, 7-0.
• Approved Resolution PC 2025-002 for vehicle repair and service at 936 First Avenue East, 7-0.
• Reached consensus to plan an August 2025 board tour.
• Adjourned to Thursday, June 4, 2025, at 7 p.m.