Altoona Plan Commission Meeting - August 19, 2025

Note: The agenda lists the meeting date as August 19, 2025, but the transcript begins with "Tuesday, August 18th, 2025." This discrepancy is noted.

The meeting was called to order at 4:00 PM in Council Chambers. Members present: Mayor Brendan Pratt, Ryan Looty, Sue Roll, Nicholas Hog, Matthew Beeron, Bill Hepner. Absent: Dean Roth. Also present: Scott Quick (Public Works Director) and Cindy Bauer (City Clerk). The meeting focused on three new business items, all preliminary consultations without formal votes.

Consent Calendar

• Minutes Approval: The minutes of the July 8, 2025 regular meeting and the July 22, 2025 special meeting were approved unanimously.

Public Comments & Testimony

• No members of the public spoke during the citizens participation period.

Discussion Items

1. Comprehensive Plan Amendment for 311 US Highway 12 (Parcel #1820122709254200004) – Proposed by Grip Development

• Applicant Presentation: A representative from Grip Development requested a comp plan amendment to allow commercial use on a 1.22-acre R1-zoned parcel currently occupied by a dilapidated single-family home. The parcel is located between a multi-family residential development (Prairie View Ridge) and a commercial building (ECR). The applicant argued that a commercial office/showroom for Grip and its renovation company (Vive) would serve as a softer visual buffer, support local businesses, and keep Grip’s operations in Altoona. They noted that if the amendment is not approved, they would build multi-family units consistent with the current R3 designation.
• Staff Recommendation: Taylor (Planning Director) recommended against the amendment, stating that the comp plan designates the area for twin home/R2/R3 uses, aligning with the surrounding Prairie View Ridge development. He noted that the comp plan supports a 15-30 year vision and that single-parcel amendments are typically reserved for larger community-impacting projects. He also pointed out that the parcel lacks direct access from Highway 12; the city owns a 30-foot utility strip that would need to be sold to allow access via Bombak Way.
• Commission Discussion: Several members expressed support for considering the amendment. Commissioner Beeron noted the parcel is directly across from commercial uses and could be justified as a transitional use. Commissioner Roll emphasized that while setting precedent is a concern, the unique location (between commercial and multi-family) provides strong justification. The chair summarized general sentiment as favorable to initiating the comp plan amendment process. No formal action was taken, as this was a preliminary consultation.

2. Preliminary Consultation – 3-Lot Land Division (Lot 3, Whitetail Woods) by 5G Development

• Overview: The developer proposed a certified survey map (CSM) to split Lot 3 into three lots, yielding 60 multi-family units (12 on Lot 1, 24 on Lot 2, 24 on Lot 3). The site is zoned R3 and comp plan compliant. All infrastructure will be installed by the developer; the city’s only contribution is extending water/sewer under railroad tracks.
• Discussion: The applicant clarified that this lot will be developed by a separate investment group (not Grip) and will likely feature three-story apartment buildings similar to Bartlett Crossing, though with enhanced exterior design. Concerns were raised about density, parking, and stormwater runoff. Commissioner Beeron noted the large concrete footprint and minimal green space. The applicant noted design standards have been discussed with the investment group. No vote was taken; the consultation is informational.

3. Preliminary Consultation – 4-Lot Land Division (Lots 1 & 2, Whitetail Woods) by Grip Development

• Overview: A CSM to create four lots with 56 total units (20 on Lot 1, 12 on Lot 2, 8 on Lot 3, 16 on Lot 4). The lots will feature townhome-style buildings (three-bedroom, 2.5 baths) similar to Otter Creek Landing but with unique exterior designs. The development is less dense than the 3-lot proposal and includes more green space. The park dedicated to the city is located east of the CSM.
• Discussion: Commissioners praised the lower density and village-style layout. Concerns about parking overflow were raised based on experiences at other developments (Lake Road). The applicant noted street parking is available on Briar Cliff (a full public street) and that garages and driveways provide off-street parking. No formal action was taken.

Key Outcomes

• No votes were taken on any of the three agenda items; all were preliminary consultations designed to gather feedback.
• For the comprehensive plan amendment (Item 3), the commission generally indicated support for initiating the amendment process, which would require public hearings and city council approval.
• For the two land divisions (Items 1 & 2), the commission noted that the applications will proceed to administrative CSM review and site plan review, where detailed design and code compliance will be evaluated.
• The planning director will take the commission’s input into account for future recommendations.