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City of Gem Lake Planning Commission Meeting Minutes October 7, 2025 1 City of Gem Lake Planning Commission Meeting – October 7, 2025 Meeting Minutes Planning Commission Acting Chair Art Pratt called the meeting to order at 7:00 p.m. Commission Members Art Pratt, Derek Wippich and Daniel Epelboim were present. Commissioner Don Cummings and Stephanie Farrell were not present. Also present were City Planner CJ Sycks, Andrew Boucher, TKDA, City Attorney Martin Norder, Commission Member Alternate Brad Naylor, City Clerk Barb Suciu, Nikki and Jeff Foley and Kale Hassan. October 7, 2025 A motion was introduced by Commissioner Wippich to accept the amended agenda with the 2050 Comprehensive Planning Process discussion being moved to Old Business, seconded by Commissioner Epelboim. Motion carried 3- 0. Minutes A motion was introduced by Commissioner Wippich to approve August 12, 2025, Planning Commission Meeting minutes, seconded by Commissioner Epelboim. Motion carried 3-0. Public Hearings 2050 Comprehensive Planning Process Scope Discussion moved to Old Business 3646 Conditional Use Permit – 3646 Labore Road City Planner Andrew Boucher, City Planner summarized the request. Commission Acting Chair Pratt informed those in attendance that the Commission would begin with the public hearing, and that the public would have a chance to provide input on the topic. Commissioner Wippich introduced a motion to open the public hearing at 7:20 p.m., seconded by Commissioner Epelboim. Motion carried 3-0. Nikki Foley, applicant, indicated the property is not your typical property. It is an 8,500 square foot home on over three acres of land. She clarified that less than 50% of the residence would be used for the business. Mr. Boucher asked what specific areas of the home would used for the office. Nikki indicated the on the main level there are areas kitchen and family areas and main living spaces as the shared space. There is additional space in the basement that would be used for the business. Commissioner Wippich introduced a motion to close the public hearing at 7:31 p.m., seconded by Commissioner Epelboim. Motion carried 3-0. Commissioner Wippich stated that path the applicant is taking would require some rezoning. This is not a home business but a true business. The building needs to be more of a commercial building. For these reasons, I cannot support the application. Commissioner Wippich read Chair Cummings comments that the best and only solution would be to rezone the property. Commission Wippich questioned if there is zoning district that Gem Lake doesn’t have that would suit this property better and being consistent with the Comprehensive Plan. City Planner Sycks indicated that rezoning would be spot zoning for this one property. She added a zoning ordinance amendment would be needed which would take approximately three months.