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3550 Hoffman Road – Cannabis Microbusiness CUP Request Gem Lake Planning Commission Meeting 1/06/2026 December 30, 2025 Page 6 cultivation without security issues, and we anticipate similarly stable operations. In addition, there will be restricted access, and intrusion alarms, and they will follow storage protocols as required by OCM.” • Public safety: “exterior lighting, security monitoring of business areas, and regulated access will ensure minimal impact to the surrounding neighborhood and public right-of-way. No outdoor storage, advertising targeting minors, or loitering will be permitted.” Odor, Waste, and Wastewater The applicant provided an overview of the business’s anticipated odor, waste, and wastewater management plans. • Odor - The applicant states: “Adult-use cannabis cultivation will be managed with odor mitigation measures suitable for greenhouse environments. This includes carbon filtration units within the greenhouse air-handling system during flowering cycles; routine monitoring of exhaust points and airflow patterns to respond quickly if odor intensity increases; and good horticultural practices, including proper plant spacing, humidity and airflow management, and regular facility cleaning. No odor impacts are expected at the property line, and we will remain responsive to any concerns raised by adjacent landowners or the City.” As a condition of approval, the proposed use will comply with MPCA and local performance standards Chapter 18 regarding odor. • Waste – The applicant is required to comply with OCM rules regarding waste and states: “All waste will managed in accordance with MN OCM rules and existing horticultural best practices; organic waste (plant material) collected into locked containers, rendered unusable and unrecognizable (e.g., mixed with soil or other composting material), and disposed of with a licensed solid waste hauler, consistent with state requirements. Minimal chemical use, limited to common greenhouse supplies. Any chemical residues will be stored securely in the garage unit, disposed of in accordance with the manufacturer, and not released to stormwater, soil, or septic systems. General solid waste (non-cannabis) regularly collected and removed by the existing property waste services.” • Wastewater Management Plan – The applicant states: “We do not anticipate significant wastewater generation beyond what is typical for greenhouse irrigation. No chemicals, fertilizers, or plant waste will be flushed or drained into sinks, septic, or stormwater systems.” STAFF REVIEW The application and plans were sent out for review with no comments received except from Building Official, Mike Johnson, requiring a security plan for the building and site as part of the City approval process and to comply with OCM requirements. ACTION The Planning Commission has the following options for the Conditional Use Permit request: 1. Recommend approval of the request, with or without conditions. 2. Recommend denial of the request, with findings for denial. 3. Table the request for further review/study. RECOMMENDATION Staff recommend the Planning Commission give a positive recommendation to the City Council to approve the CUP request, with the following conditions: 1. Superior Molecular, Inc. is permitted for the cultivation of state-licensed products only at the address listed above upon registering with the City of Gem Lake as a condition of approval. If the CUP is approved, the registration will be placed into effect. 2. The applicant is required to completely satisfy the State Office of Cannabis Management licensing for a cannabis microbusiness. 3. The applicant is required to identify on the site plan the boundaries of the business use within the existing structures and record this exhibit as part of the Conditional Use Permit resolution.