HomeMy WebLinkAbout2026 01-06 PC Packetwww.gemlakemn.org
4200 Otter Lake Road
Gem Lake, MN 55110
(651) 747 -2790
city@gemlakemn.org
Planning Commission Meeting
January 6, 2026
7:00 p.m.
Heritage Hall
I.Call to Order of the Planning Commission Meeting
By Chair Don Cummings at 7:_____ p.m.
II.Call of Roll
Cummings ______ Farrell _____ Pratt _____ Wippich ______ Epelboim_____
III.Approve Agenda and Minutes
A.Accept the Agenda for the January 6, 2026, Planning Commission Meeting
B.Approve the Minutes of December 2, 2025, Planning Commission Meeting
IV.Public Hearings
A.Planning Case 2025-013; Conditional Use Permit for 3550 Hoffman Road (Parcel ID
343022120052), White Bear Floral on behalf of Superior Molecular, Inc. to allow Cannabis
Cultivation through a Microbusiness License
V.Old Business
A.Comprehensive Plan Update & Joint Meeting with the City Council
VI.New Business
A.Appointment of the Chair and Vice Chair for 2026
VII.Open Items for Commission Members to Bring Up
VIII.Future Council Meetings
Next City Council Meeting, Tuesday, January 20, 2026
Next Planning Commission Meeting, Tuesday, February 3, 2026
o Attendance Inquiry
IX.Adjournment – The meeting adjourned at ________
City of Gem Lake
Planning Commission Meeting Minutes
December 2, 2025
Planning Commission Chair Don Cummings called the meeting to order at 7:00 p.m. Commission
Members Don Cummings, Art Pratt, Derek Wippich and Daniel Epelboim were present. Commissioner
Stephanie Farrell was absent. Also present were City Planner CJ Sycks, Andrew Boucher, TKDA, City
Attorney Martin Norder, Commission Member Alternate Brad Naylor, City Clerk Barb Suciu.
December 2, 2025
A motion was introduced by Commissioner Pratt to accept the agenda, seconded by Commissioner
Epelboim. Motion carried 4-0.
Minutes
A motion was introduced by Commissioner Wippich to approve October 17, 2025, Planning Commission
Meeting minutes, seconded by Commissioner Pratt. Motion carried 4-0.
Public Hearings
3610 Highway 61 N – Conditional Use Permit Request for Installation of New Illuminated Signs
City Planner Andrew Boucher, City Planner summarized the request.
Commissioner Pratt introduced a motion to open the public hearing at 7:12 p.m., seconded by
Commissioner Epelboim. Motion carried 4-0.
Commissioner Pratt introduced a motion to close the public hearing at 7:14 p.m., seconded by
Commissioner Epelboim. Motion carried 4-0.
Commissioner Wippich introduced a motion to recommend approving the request based on the City
Planners’ recommendations to the City Council of the Conditional Use Permit to allow for internally
illuminated signage located at 3610 Highway 61 North with the following conditions:
1) The illuminated signs must be in the size and to the dimensions proposed, consistent with the
plans received by the City on November 10, 2025; and
2) The applicant shall obtain all necessary local permits prior to construction, including but not
limited to building, electrical and sign; and
3) The applicant shall adhere to all other applicable local, state, and federal requirements; and
4) The applicant shall pay all fees and escrows associated with this request.
Seconded by Commissioner Pratt. Motion carried 4-0.
3696 Scheuneman Rd & 0 Scheuneman Rd – A Minor Subdivision, Zoning Ordinance Amendment,
Zoning Compliance Permit and Conditional Use Permit application for Land & Resource
Consulting on behalf of Greg Martz (Martz Enterprise, LLC)
City Planner Andrew Boucher, City Planner summarized the request.
Commissioner Pratt introduced a motion to open the public hearing at 7:50 p.m., seconded by
Commissioner Epelboim. Motion carried 4-0.
Commissioner Epelboim introduced a motion to close the public hearing at 7:55 p.m., seconded by
Commissioner Pratt. Motion carried 4-0.
City of Gem Lake Planning Commission Meeting Minutes December 2, 2025 2
Commissioner Wippich introduced a motion to recommend approving a Minor Subdivision request to
allow a lot Line Adjustment of the lot line between the two properties addressed as 3696 and 0
Scheuneman Road, PID 273022430027 and PID 273022430029 to the City Council based on current
findings:
1) The request would not create any new lots, and no new street or extension of facilities is
necessary. The lot line adjustment would result in both parcels being compliant with the
requirement of Ordinance 131.
And the following conditions:
1) The proposed lot line adjustment between 3696 Scheuneman Road (PID 73022430027) and 0
Scheuneman Road (PID 273022430029) to adhere to the dimensions as proposed in the plan
submitted to the City on November 6, 2025; and
2) The proposed lot line adjustment shall include new legal descriptions for each parcel; and
3) The applicant shall comply with the memo provided by the City Engineer dated November 24,
2025; and
4) The applicant shall record the lot line adjustment with Ramsey County within one year of the date
when the request was approved by City Council; and
5) The applicant shall adhere to all applicable local, State, or Federal regulations; and
6) The applicant shall acquire any other applicable local, State or Federal permit for this request; and
7) The applicant shall pay all fees and escrows associated with this request.
Seconded by Commissioner Pratt. Motion carried 4-0.
Commissioner Pratt introduced a motion to recommend a request for a Ordinance Amendment to
Ordinance No. 131 , Section 9.6 Regarding building Template and Permitted Uses to the City Council,
seconded by Commissioner Wippich. Motion carried 4-0.
Commissioner Pratt introduced a motion to recommend approving the request of a Zoning Compliance
Permit for 0 Scheuneman Road, PID 273022430029 to the City Council with the following conditions:
1) The applicant shall construct the proposed building and sales lot as per the plans submitted to the
City on November 10, 2025, and reviewed with this application.
a. The applicants shall review their plans to address comments from the City Engineer dated
November 24, 2024, and comments from the Fire Department, Building Inspector and
BNSF Railroad; and
2) The applicant may construct the proposed building shown on the site plan, with said building,
meeting the requirements of Building Type Template 15b; and
3) The applicant must adhere to the requirements of Section 18. Performance Standards, Subdivision
8 – Lighting and Glare; 5 Lighting for outdoor storage areas; if lighting is provided, then it shall
comply with the following limitations:
a. Maximum maintained lighting level at any point within the area, measured thirty-six (36”)
inches above grade, shall not exceed fifteen (15) foot-candles; and
b. Maximum maintained vertical illumination, measured five (5’) feet out from the property
line with the meter directed toward the area in question, shall be two (2) foot-candles; and
c. Maximum point brightness, measured with a brightness meter from a point five (5’) feet out
from the property line, shall be no greater than three hundred (300) foot Lamberts; and
4) The applicant shall adhere to all applicable local, State or Federal Regulations; and
5) The applicant shall acquire any other applicable local, State, or Federal permits for this request;
and
6) The applicant shall pay all fees and escrows associated with this request.
City of Gem Lake Planning Commission Meeting Minutes December 2, 2025 3
Seconded by Commissioner Wippich. Motion carried 4-0.
Commissioner Epelboim introduced a motion to recommend approving the request to the City Council of
the Conditional Use Permit to allow outdoor storage for 0 Scheuneman Road, Parcel ID 273022430029,
with the following conditions:
1) The applicant is permitted to add outdoor storage of unfilled dumpsters onto the site, consistent
with the plans received by the City on November 10, 2025; and
a. No compaction, waste production or storage is allowed with the use, and it is limited to
providing dumpsters for customers to use off-site; and
b. The applicant is responsible for addressing the comments provided by the City Engineer in
a memo dated November 24, 2025, and the comments from the Fire Department, Building
Inspector, and BNSF railroad.
2) The applicant shall adhere to Gem Lake City Ordinance Number 86 (Nuisance); and
3) All plans must be submitted to the Metropolitan Council for SAC review prior to the issuance of
any building permits and any applicable Water Availability Charges or Local Sewer Availability
Charges as established by the City of Gem Lake; and
4) The applicant shall obtain all necessary local permits prior to construction; and
5) The applicant shall adhere to all other applicable local, state, and federal requirements; and
6) The applicant shall pay all fees and escrows associated with this request.
Seconded by Commissioner Pratt. Motion carried 4-0.
Old Business
None
New Business
None
Open Items for Commission Members to Bring Up
None
Future Meetings
• City Council/Planning Commission Meeting – December 8, 2025 - CANCELED
• City Council Meeting, Tuesday, December 16, 2025, at Heritage Hall
• Planning Commission Meeting, Tuesday, January 6, 2026, at Heritage Hall.
o Attendance Inquiry
Commission Acting Chair Pratt surveyed the Commission to see if any of the members would
have any issues attending the November meeting
Adjournment
There being no further business, following a motion from Commissioner Wippich, seconded by
Commissioner Pratt at 8:06 p.m.
Respectfully submitted, Barb Suciu
Memorandum
To: Gem Lake Planning
Commission Project Reference: 3550 Hoffman Road – Cannabis
Microbusiness CUP Request
Copies To: Tanner Berris, Superior
Molecular Inc. TKDA Project No.: 22428.000
John Birkeland, White Bear
Floral
From: Andrew Boucher, Planner Client No.:
Date: December 30, 2025
SUBJECT: Conditional Use Permit request for Cannabis Microbusiness at 3550 Hoffman Road
MEETING DATE: January 6, 2026
LOCATION: 3550 Hoffman Road (Parcel ID 273022430018)
APPLICANT/OWNER: Tanner Berris, Superior Molecular Inc. on behalf of John Birkeland, White Bear Floral LLC
ZONING: G, Gateway and NC, Neighborhood Center
REVIEW PERIOD: 60-day review period ends 2/03/26
ITEMS REVIEWED: Application and plans received on 12/05/25
DESCRIPTION OF THE REQUEST
The applicant, Tanner Berris, Superior Molecular, Inc., requests consideration of a Conditional Use Permit (CUP)
for property located at 3550 Hoffman Road. The CUP is to allow for a “cannabis microbusiness,” or a state
licensed adult-use legal cannabis cultivation business within three existing buildings. The property is located
within the Neighborhood Center, NC, Sub-Zone of the greater Gateway, G, Zoning District. The applicant is the
Director of Operations for Superior Molecular, Inc. and is required to obtain a CUP to open their business. The
business has received Preliminary Approval from the State of Minnesota’s Office of Cannabis Management for a
Microbusiness Cannabis License; (MICRO-A25-001329) to cultivate cannabis.
Cannabis microbusinesses are permitted as a conditional use within the Gateway Zoning per Ordinance 147,
Section 4.2. Following local zoning approval, the City will report compliance to the State Office of Cannabis
Management (OCM). OCM will then finish their review of the application and grant or deny a cannabis
microbusiness license.
CUP processes are governed by Ordinance 131, Section 17.5. A CUP application receives review and a public
hearing at the Planning Commission. After the Planning Commission considers the application and makes a
recommendation, then the City Council can consider the application.
PROPERTY INFORMATION
Description: 3550 Hoffman Road is located in the Neighborhood Center Sub-Zone of the Gateway District.
The building includes the existing business, White Bear Floral Shop and Greenhouse, which the property owner,
John Birkeland owns and operates. The existing White Bear Floral Shop and Greenhouse is not part of the
applicant’s business. The property owner has given the applicant permission to rent greenhouse and storage
space within the existing site. The parcel is 4.75 acres in size.
3550 Hoffman Road – Cannabis Microbusiness CUP Request
Gem Lake Planning Commission Meeting 1/06/2026
December 30, 2025
Page 2
Land Use: Commercial, Greenhouses; Nursery and Vegetation.
Figure 1: Aerial of the site, from Ramsey County GIS.
N
County Road E East
3550 Hoffman Road – Cannabis Microbusiness CUP Request
Gem Lake Planning Commission Meeting 1/06/2026
December 30, 2025
Page 3
Figure 2: Image of the site, from Google Maps Street View, taken in July 2024 from the north looking south.
Figure 3: Site Plan provided by the applicant on November 25, 2025.The applicant has indicated that they “propose to
operate a state-licensed adult-use cannabis cultivation within two existing commercial greenhouses and one
3550 Hoffman Road – Cannabis Microbusiness CUP Request
Gem Lake Planning Commission Meeting 1/06/2026
December 30, 2025
Page 4
existing garage for secure storage”.” They state that the “use will fully comply with Minnesota State Statue
Chapter 342, applicable rules adopted by the Office Cannabis Management, and all local ordinances governing
cannabis microbusinesses, environmental controls, public safety and licensing requirements established by the
City and State.”
Cannabis Microbusiness is defined as, “A business licensed to operate as a ‘cannabis microbusiness’ by the
Minnesota Office of Cannabis Management, pursuant to Minnesota Statutes, Chapter 342.28.
“Cannabis Microbusiness” includes up to 13 different more specific uses as defined in state statute. The applicant
has received Preliminary Approval from the State of Minnesota’s Office of Cannabis Management for a
Microbusiness Cannabis License (MICRO-A25-001329) for cultivation and growing of cannabis and is not seeking
a retail endorsement as they do not have any plans to open a retail location in the future. Additionally, they will not
be receiving an onsite consumption endorsement; therefore, any on site use of cannabis or hemp products is
prohibited.
Ordinance 147. Cannabis Business
Adopted by City Council on January 21st, 2025, the purpose of Ordinance 147 “is to implement the provisions of
Minnesota Statutes, Chapter 342, which authorizes the City of Gem Lake to protect the public health, safety,
welfare of Gem Lake residents by regulating cannabis businesses within the legal boundaries of the City of Gem
Lake.” The application will be consistent with all regulations set forth in Ordinance 147 with conditions.
• Section 3.1 requires all cannabis businesses to register with the City of Gem Lake. The applicant shall
register with the City of Gem Lake as a condition of approval. If the CUP is approved, the registration will
be placed into effect. Staff should issue new registration, signed and dated accordingly. If the CUP is
denied, the registration will be officially revoked and staff should issue a formal letter stating the situation
and status of the registration.
• Section 4.1 outlines the minimum buffer requirements for a cannabis business. The proposed location is
not located within any of the prohibited buffer areas.
• Section 4.3 restricts retail sale to hours of operation Monday – Sunday, 10:00 am – 9:00 pm. The
applicants is not proposing retail sale of cannabis flower, cannabis products, lower-potency hemp edibles,
or hemp-derived consumer products “in accordance with City Ordinances.” The applicant would require a
retail endorsement and this restriction would apply if there was an interest in retail sales.
• Section 4.4 permits up to two fixed signs on the exterior of the building or property of the business. The
applicant will be required to apply for sign permits for any desired signage and comply with this
requirement.
• Section 8 states that “No person shall use cannabis flower, cannabis products, lower-potency hemp
edibles, or hemp-derived consumer products in a public place or a place of public accommodation unless
the premises is an establishment, or an event licensed to permit on-site consumption of adult-use.” The
applicant is not applying for an onsite consumption endorsement. This activity would be prohibited if
granted a CUP for the microbusiness.
Ordinance 131. Consolidated Land Use Ordinance
Section 17.5 regulates Conditional and Interim Use Permit processes. When reviewing a request eight (8) criteria
should be reviewed by the Council. Below are the criteria in italics, followed by information from the application
and staff review. All eight (8) criteria are met.
1. Adjacent Uses; and
The use is permitted by Ordinance 147 in this location (Gateway, Neighborhood Center). The business is
not located within any restricted buffer areas.
2. Air and Water Quality; and
3550 Hoffman Road – Cannabis Microbusiness CUP Request
Gem Lake Planning Commission Meeting 1/06/2026
December 30, 2025
Page 5
State Statute requires cannabis businesses to “maintain a ventilation and filtration system sufficient to
meet the requirements for odor control.”
3. Traffic Generations; and
The applicant states that existing on-site parking for the floral business will be utilized and that traffic
patterns will not change significantly with the addition of transportation of raw materials or inputs and
harvested product from the site. The applicant states the only shipment will be from this site to their
processing facility in Blaine, MN which is expected to happen quarterly based on the growing schedule,
and be transported in a secure van.
4. Public Safety and Health; and
The applicant address safety in their narrative. A summary is provided following this section.
5. Area Aesthetics; and
There are no proposed exterior modifications or additions at this time.
6. Economic Impact on the Entire Area; and
A new business in the area would be expected to impact the local economy in a neutral or positive
manner.
7. Consistency with the Comprehensive Municipal Plan; and
This location is planned for commercial in the 2040 Comprehensive Plan. The application is consistent
with this designation.
8. Anticipated Duration of the Conditional or Interim Use.
There is no anticipated termination date for the CUP. They may be revoked if the use is terminated for at
least six (6) months. If a business name is listed on the CUP, a CUP amendment is required when a sale
of the property/shop is made.
Section 17.5.9.2 & 3 provides general standards for all new uses. Below are the standards in italics. All seven (7)
of the standards appear to be met.
• Compliance with all zoning and other regulations as may otherwise be applicable;
• The date or the event that will terminate the use can be identified with certainty;
• The existence of the Conditional or Interim Use will not impose additional costs on the public if it becomes
necessary for the public to take the property in the future;
• The user agrees to any conditions of approval associated with the approval of the Conditional or Interim
Use Permit by the City Council.
• Shall maintain harmony and compatibility with surrounding uses and with the architectural character and
design standards of existing uses and development;
• Shall meet or exceed all Performance Standards contain elsewhere in this Ordinance;
• Shall not generate such additional traffic associated with the use that would overburden or exceed the
capabilities of streets and other public services and facilities including, but not limited to, parks, schools,
and utilities serving the area.
Security
The applicant has provided a narrative describing an overview of the business’ anticipated security measures.
• Security Measures: The applicant states that they will “implement all state-required security measures
consistent with Minn. Stat. 342, which include: 24/7 digital video surveillance covering all greenhouse
doors and the interior cultivation areas, a monitored alarm system with intrusion detection, commercial-
grade door hardware, lighting sufficient for visibility, and on-site response protocols. The greenhouses
and garage will not be publicly accessible. We are coordinating with the property owner to ensure that
secured areas are separated from all other on-site activities. The property has previously supported
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.
3550 Hoffman Road – Cannabis Microbusiness CUP Request
Gem Lake Planning Commission Meeting 1/06/2026
December 30, 2025
Page 7
4. No retail sales are permitted.
5. No outdoor storage of cannabis and hemp products is permitted.
6. No on-site consumption is permitted.
7. The use is required to maintain compliance with state and local building, fire, and zoning requirements or
regulations.
8. All signage shall require sign permits and comply with Chapter 19 – Signs.
9. All plans must be submitted to the Metropolitan Council for SAC review prior to the issuance of any
building permits and any applicable Water Availability Charges or Local Sewer Availability Charges as
established by the City of Gem Lake.
10. The applicant shall pay all fees and escrows associated with the project.
Attachments:
Resolution No. ______
Conditional Use Permit Application
Applicant Narrative
Site Plan
Security Plan
Property Owner Correspondence
Public Hearing Notice – Newspaper
Public Hearing Notice - Neighborhood
Mailing List
1
Conditional Use Permit Narrative
Superior Molecular, Inc.
Current Address: 4459 White Bear Parkway, White Bear Lake, MN 55110
Proposed New Location: 3550 Hoffman Rd, White Bear Lake, MN 55110
Property Owner: White Bear Floral
Zoning District: Gateway Zone – Neighborhood Center (NC)
Proposed Use: Adult-Use Cannabis Cultivation (Microbusiness)
Contents
Conditional Use Permit Narrative ...................................................................................................................... 1
1. Summary of Project ........................................................................................................................................ 1
2. Site Plan ............................................................................................................................................................... 2
3. Building Locations .......................................................................................................................................... 2
4. Site Improvements ......................................................................................................................................... 3
5. Yard ....................................................................................................................................................................... 3
6. Wetlands ............................................................................................................................................................. 4
7. Existing Trees & Landscaping .................................................................................................................... 4
8. Adjacent Land Uses ........................................................................................................................................ 4
9. Topography & Grading ................................................................................................................................. 4
10. Schedule ........................................................................................................................................................... 4
11. Additional Information .............................................................................................................................. 5
12. Permits or Written Comments ................................................................................................................ 6
13. Legal Description / Survey ....................................................................................................................... 6
14. Building Plans ................................................................................................................................................ 6
1. Summary of Project
The Applicant respectfully requests approval of a Conditional Use Permit (CUP) to allow
adult-use cannabis cultivation within two existing commercial greenhouses located at 3550
Hoffman Road in White Bear Lake, MN. The property is zoned Gateway Zone –
Neighborhood Center (NC), which permits cannabis cultivation as a conditional use.
The project involves no new construction. All activities take place entirely within existing
structures. Specifically:
Two existing greenhouses will be used for cultivation.
2
An existing garage on the property will be repurposed for secure storage of tools,
supplies, and ancillary materials necessary for cultivation.
The project will comply with all applicable Minnesota state regulations under Minn. Stat.
342 and all local ordinances governing cannabis microbusinesses, environmental controls,
and public safety.
2. Site Plan
The site plan includes the following existing elements:
Two greenhouse buildings (primary cultivation area)
An existing garage (to be repurposed for storage)
Existing parking areas, drives, and sidewalks
Existing utilities and exterior lighting
No exterior alterations, no expansions, and no new structures
A site plan diagram showing the greenhouse locations and existing garage will be
submitted.
3. Building Locations
Existing Structures to Be Used
Two commercial greenhouses used for floral production historically; now
repurposed for cannabis cultivation
One existing garage, structurally sound and enclosed, to be used for secure storage
Floral retail building and additional accessory structures remain in use by White
Bear Floral and are not part of the cannabis operation
No changes to building footprints, elevations, or exterior materials are proposed. will not be
stored on site and will be transported upon harvest to a separate secure facility.
3
4. Site Improvements
No new site improvements are required.
Unchanged Existing Site Improvements:
Parking areas and drives
Sidewalks
Utilities and service connections
Exterior lighting
Fencing and security systems
Existing drainage patterns
The only operational change is repurposing the existing garage for storage. This involves
interior cleaning and minor interior adjustments but no exterior work.
5. Yard
Because no new structures are being added, all existing setbacks remain unchanged and
compliant with NC zoning.
Neither the greenhouses nor the garage will be moved, altered, or expanded.
This category is applicable only to confirm no impact from the proposed shed/greenhouse use
4
6. Wetlands
No wetlands, water bodies, streams, or drainage features will be impacted.
There will be no excavation, grading, building expansion, or impervious surface changes.
Thus, wetlands and 100-year elevation analysis do not apply to this project.
This category is applicable only to confirm no impact from the proposed shed/greenhouse use.
7. Existing Trees & Landscaping
No trees over 6 inches in diameter will be removed.
No shrubs or landscaping features will be altered.
All operations take place within existing structures and paved surfaces.
This category is applicable only to confirm no impact from the proposed shed/greenhouse use.
8. Adjacent Land Uses
The area surrounding the site includes:
Horticultural operations
Commercial and service businesses
Retail uses
Residential areas at a greater distance
The proposed greenhouse cultivation and accessory shed align closely with the property’s
longstanding horticultural use and do not alter the visual or environmental character of the
neighborhood.
9. Topography & Grading
No grading or land alterations are required.
The garage and greenhouses remain in their existing placements.
This category is applicable only to confirm no impact from the proposed shed/greenhouse use.
10. Schedule
No construction is planned.
Operational preparation includes:
Interior cleaning and setup of the greenhouses (30-60 days)
Interior reorganization of the existing garage for secure storage (30-60 days)
Minor security improvements, such as new locks, lights, and security cameras (30-
60 days)
Approval from OCM (60-90 days)
No exterior work or construction machinery is required.
5
11. Additional Information
Security Measures: We will implement all state-required security measures consistent
with Minn. Stat. 342, which include: 24/7 digital video surveillance covering all greenhouse
doors and the interior cultivation areas, a monitored alarm system with intrusion detection,
commercial-grade door hardware, lighting sufficient for visibility, and on-site response
protocols. The greenhouses and garage will not be publicly accessible. We are coordinating
with the property owner to ensure that secured areas are separated from all other on-site
activities. The property has previously supported cultivation without security issues, and
we anticipate similarly stable operations.
Odor Plan: 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.
Waste Plan: All waste will be managed in accordance with Minnesota Office of Cannabis
Management (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.
Chemical Waste – Our operation uses minimal chemicals, 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.
No waste will be disposed of on the property or in a manner inconsistent with state rules.
Wastewater Management Plan: 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.
Code Improvements: Because no new construction is proposed and both the greenhouses
and garage are existing structures in active use, no structural changes are anticipated. If the
City or Fire Marshal identifies any building or safety upgrades during review, we will
coordinate and comply. At present, we do not anticipate that any fire or building code
improvements will be required.
6
12. Permits or Written Comments
We have received Preliminary Approval from the State of Minnesota’s Office of Cannabis
Management for a Microbusiness Cannabis License (MICRO-A25-001329)
13. Legal Description / Survey
Not Applicable
14. Building Plans
Greenhouses
Existing structures
No exterior modifications
Interior improvements consist only of cultivation equipment, lighting, and irrigation
Garage (Repurposed)
Existing enclosed garage
No structural changes
Interior purpose: secure storage for tools, soil, fertilizers, and regulated supplies
No cultivation or processing activities occur inside the garage
No changes to exterior materials, footprint, or elevation.
This CUP application proposes a low-impact, fully within-existing-walls adult-use cannabis
cultivation operation. The project involves no new construction and no land disturbance. It
simply repurposes existing horticultural greenhouses and an existing garage while
maintaining full compatibility with zoning requirements and the historical use of the
property.
The Applicant looks forward to working with the City to complete the review process and is
prepared to provide any additional documentation the City may request.
December 12, 2025
Dear Resident,
The City of Gem Lake, Minnesota, Planning Commission will be holding a public hearing on
Tuesday, January 6, at 7:00 pm. The purpose of the hearing is to consider the following
application submitted by Tanner Berris of Superior Molecular on behalf of property owner, White
Bear Floral, for property at 3550 Hoffman Road (Parcel ID 343022120052). The application is for
a Conditional Use Permit to allow for cannabis cultivation under a microbusiness license .
The City’s Consolidated Land Use Ordinance requires a public hearing for all Conditional Use
Permits applications. You are being notified of this hearing because your property is within 350
feet of the applicant’s property, 3550 Hoffman Road (Parcel ID 343022120052).
You may attend the public hearing if you wish to provide comments or ask questions about the
proposed request. The meeting will be held at Heritage Hall (4200 Otter Lake Road). You may
also submit comments in writing (by letter or email) to Barbara Suciu, City Clerk, at 4200 Otter
Lake Road, Gem Lake, MN 55110 or barbara.suciu@gemlakemn.org prior to noon on the day of
the meeting. The Clerk will provide all comments received to the Planning Commission. A copy of
the staff report and application materials will be available for review prior to the meeting. The
meeting materials will be placed on the City of Gem Lake website (https://gemlakemn.org/).
Sincerely,
Andrew Boucher - Gem Lake City Planner
cc: Barbara Suciu, Administrative Assistant
Mike Johnson, Building Inspector
CJ Sycks, Gem Lake City Planner
CITY OF GEM LAKE
RAMSEY COUNTY, MINNESOTA
NOTICE OF PUBLIC HEARING
ON PROPOSED CONDITIONAL USE PERMIT
December 12, 2025
NOTICE IS HEREBY GIVEN that the Planning Commission of Gem Lake, Ramsey County,
Minnesota shall consider a Conditional Use Permit application from Tanner Berris of Superior Molecular
Inc. on behalf of property owner, White Bear Floral to allow for cannabis cultivation through a
microbusiness license for property at 3550 Hoffman Road (Parcel ID 343022120052). The hearing will
take place at the Planning Commission meeting on January 6, 2026, at approximately 7:00 p.m. at the
Gem Lake City Hall (4200 Otter Lake Road). A copy of the application and staff report will be available
from the City Clerk approximately one week prior to the hearing.
Gretchen Artig-Swomley, Mayor
Published one time in the White Bear Press on December 24, 2025.
CITY OF GEM LAKE, MINNESOTA
RAMSEY COUNTY, MINNESOTA
RESOLUTION NO. _______
RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR
3550 HOFFMAN ROAD, PARCEL ID 273022430018
WHEREAS, Tanner Berris, Superior Molecular Inc. (“The Applicant”), on behalf of the
property owner, John Birkeland, made an application to request a conditional use permit to allow
for a cannabis cultivation microbusiness for at the address listed above; and
WHEREAS, the property owner provided the following legal description as follows:
See Attachment A; and
WHEREAS, the Planning Commission reviewed the request at a duly noticed public
hearing on January 6, 2026, and determined that the proposed request meets the criteria for a
conditional use permit, and voted to approve the request with conditions; and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL
OF GEM LAKE, RAMSEY COUNTY, MINNESOTA, that it should and hereby does
approve the conditional use permit to allow for a cannabis cultivation microbusiness for 3550
Hoffman Road, Parcel ID 273022430018, based on the following findings:
1. Based on the applicant’s submittal, the request meets the requirements of the city’s
Consolidated Land Use Ordinance (Ordinance No. 131) and Cannabis Business
Ordinance (Ordinance No. 147).
FURTHER BE IT RESOLVED that the following conditions of approval shall be met:
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 where shipments, deliveries, and
transportation of harvest products.
4. No retail sales are permitted.
5. No outdoor storage of cannabis and hemp products is permitted.
6. No on-site consumption is permitted.
7. The use is required to maintain compliance with state and local building, fire, and zoning
requirements or regulations.
8. All signage shall require sign permits and comply with Chapter 19 – Signs.
9. All plans must be submitted to the Metropolitan Council for SAC review prior to the
issuance of any building permits and any applicable Water Availability Charges or Local
Sewer Availability Charges as established by the City of Gem Lake.
Resolution No.: ______________
Page 2 of 3
10. The applicant shall pay all fees and escrows associated with the project.
Adopted by the City Council of Gem Lake, Ramsey County, Minnesota, on this 21st day of January
2026.
______________________________ _____________________________
Gretchen Artig-Swomley, Mayor Barbara Suciu, City Clerk
Resolution No.: ______________
Page 3 of 3
Attachment A: