Fargo Planning Commission Meeting - January 2, 2024
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Fargo Planning Commission Meeting Summary
The Fargo Planning Commission convened on January 2, 2024, at 3:00 PM in the Commission Chambers. Chair Rocky Schneider presided. Member Thomas Schmidt was absent. The commission addressed a full agenda including public hearings on conditional use permits, zoning changes, and subdivision plats, as well as discussions on major planning initiatives. Votes were recorded as shown.
Consent Calendar
- Order of Agenda: Approved as amended to hear items 3 and 4 first, then items 1 and 2. Motion by Morgan, second by Gunkelman. All present voted aye.
- Approval of Minutes: Minutes from December 5, 2023, approved. Motion by Stofferahn, second by Morgan. All present voted aye.
Public Hearings
Item 1: Replat of Block 5 of Southview Villages Addition (Conditional Use Permit for Group Living)
- Staff recommended denial; Planning Coordinator Donald Kress reported that not all approval criteria were met. Rental Inspector Isaiah Bodensteiner described the complaint and inspection, noting five unrelated occupants in a single-dwelling zone.
- Applicant Sara Alto (via conference call) argued the house was bought for her son and he had four unrelated friends living there; she claimed no knowledge of the three-unrelated-person rule. Her son Conner Alto stated they intended to fill all five bedrooms and that removing two occupants would make the purchase unjustified.
- Residents Gary Kaeding (2307 South Flickertail Drive South) and Ed Lulai (2404 South Flickertail Drive South) spoke in opposition, citing neighborhood character, parking congestion, snow plowing difficulties, and an online ad showing permitted uses that excluded group living.
- Outcome: Motion to deny the CUP (by Shewey, second by Morgan) passed 8-0 (Schmidt absent). The commission found the proposal did not satisfy Section 20-0909.D and 20-0402.E of the Land Development Code.
Item 2: Crossroads Corporate Center Second Addition (Minor Subdivision)
- Staff recommended approval. The plat would modify a negative access easement along 23rd Avenue to allow better access for future development.
- Outcome: Motion to approve (by Holtz, second by Gunkelman) passed 8-0 (Schmidt absent).
Item 3: Gamma Fargo Addition (Zoning Change to GC with PUD Overlay and PUD Master Plan)
- Staff recommended approval. Applicant Scott Kjos (Comstock Services) answered questions about the property's history as a Pracs facility now used for research and office space.
- Outcome: Motion to approve (by Stofferahn, second by Gunkelman) passed 8-0 (Schmidt absent).
Item 4: South Ridge Second Addition (Minor Subdivision)
- Staff recommended approval. Jim Gafner (Real Estate Development Manager, Holiday/Circle K) noted a convenience store and car wash would be built. Discussion included car wash water usage; Nathan Borboom (engineering) confirmed the city's drought management plan phases would restrict car washes at certain levels.
- Outcome: Motion to approve (by Gunkelman, second by Rosenberg) passed 8-0 (Schmidt absent).
Item 5: Rheault Second Addition (Zoning Change and Minor Subdivision)
- Staff recommended denial of both the zoning change (GO to LC and MR-3) and the plat. Planner Brad Garcia argued the area warrants multi-family density (up to 19 units) rather than three single-family homes, citing infill and housing needs.
- Applicant Alan Carlson (via phone) said he plans to build three single-family, handicap-accessible homes (including one for himself) and that the zoning change to MR-3 was suggested by staff. Vision Bank President Dan Currier supported the application, noting they would not have sold the land for an apartment building.
- Outcome: Motion to reject staff recommendation and approve both the zoning change and plat (by Gunkelman, second by Rosenberg) passed 5-3 (Gunkelman, Shewey, Morgan, Holtz, Rosenberg aye; Tasa, Stofferahn, Schneider nay; Schmidt absent).
Item 6: Woodcrest Third Addition (Sidewalk Waiver)
- Staff recommended denial of the waiver to install a public sidewalk. Applicants Jon Erickson (161 South Woodcrest Drive North) and Jenaah McLeod-Hanson (155 South Woodcrest Drive North) opposed the sidewalk, citing lack of need, desire for no construction, and concerns about increased foot traffic and reduced safety.
- Outcome: Motion to accept staff recommendation and deny the waiver (by Stofferahn, second by Tasa) passed 6-2 (Holtz, Morgan, Gunkelman, Stofferahn, Tasa, Schneider aye; Rosenberg, Shewey nay; Schmidt absent).
Other Items
D1: Introduction of Covey Ranch 3rd Addition and Master Plan
- Planning Coordinator Maegin Elshaug and Matt Welle (Moore Engineering) presented an overview of a 120-acre master plan south of 64th Avenue and east of 45th Street. They outlined future platting, zoning, and stormwater improvements, with construction potentially beginning in 2025. No action was taken.
D2: Downtown InFocus Take Action – Recommendation for Adoption
- Planning Director Nicole Crutchfield presented the plan, noting public comments received. Chair Schneider disclosed his involvement with the plan but commissioners approved his participation. The commission recommended adoption to the City Commission unanimously (motion by Rosenberg, second by Shewey).
D3: FM Regional Housing Study – Recommendation for Approval
- Nicole Crutchfield and MetroCOG representative Adam Altenburg discussed the study and next steps, including forming a regional housing commission. The commission recommended approval to the City Commission unanimously (motion by Gunkelman, second by Rosenberg).
D4: 25th Street Corridor Study
- Removed from the agenda due to meeting length.
Key Outcomes
- Denied Conditional Use Permit for group living at 2401 South Flickertail Drive South (8-0).
- Approved Crossroads Corporate Center Second Addition subdivision (8-0).
- Approved Gamma Fargo Addition zoning change and PUD (8-0).
- Approved South Ridge Second Addition subdivision (8-0).
- Approved Rheault Second Addition zoning change and subdivision (5-3).
- Denied Sidewalk waiver for Woodcrest Third Addition (6-2).
- Recommended adoption of Downtown InFocus Take Action plan (unanimous).
- Recommended approval of FM Regional Housing Study (unanimous).
- Removed 25th Street Corridor Study from agenda.
Meeting adjourned at 5:53 PM.
Meeting Transcript
And commission meeting is called to order. Commissioners, um looking at the agenda, I think we're gonna start. We're gonna skip item one and item two just until our technical team a little extra time. So we're gonna start with item three, three A and three B for everyone awareness. Um, with that change, could we get a motion to approve the order of agenda? So moved. Second. Okay, we have a motion by Don and a second by John. All in favor say aye. All right, aye, aye. All right. Any opposed? Motion passes. Moving on to item B, the minutes from December 5th. Committee, commission, what's your wishes? I move to approve. Motion from Staffrin. Second. Second by Morgan. Any discussion? All in favor say aye. Aye. Aye. Any opposed. Motion passes. Okay, moving on to public hearing items. We'll start with 3A and 3B, and we'll ask Luke is up here to introduce us for us. Good afternoon, Commissioners. Luke Mormon with the City Fargo Planning Department. Let's skip ahead in their presentation here. Okay, so uh item 3A and 3B is located at 4951 and 4837 Amber Valley Parkway, as well as 4800, 4820 and 4840, 23rd Avenue South. To give some context, so you can follow the mouse on the screen. It's Veterans Boulevard, 45th Street, 23rd Avenue is on the north side of the subject properties, and then Amber Valley Parkway is on the south side of the subject properties. Item 3A is requesting a zoning change from LC limited commercial to GC general commercial zone with a PUD plan unit development overlay. Item 3B is a PUD master land use plan and final plan. This is all on lots one through three, block one, gamma fargo edition, and a portion of lot one, block one, practice second edition. Typically for PUDs, we see a master land use plan and final plan at separate hearings, but since uh all structures, parking, and open space areas are existing, and the only work is interior. Staff is moving both of these items concurrently through this uh through this meeting. For some site photos on the top, we're facing east from Amber Valley Parkway, and then on the bottom we're facing northwest towards the existing building. Again, no exterior work is proposed, it's all interior for the zoning. It's currently LC limited commercial, and then changing to GC general commercial with a plan unit development overlay. So this is actually the PUD master land use plan, which is actually a previously approved site plan that shows the existing layout of the structures, parking, and open space, which will remain unchanged. And then the interior model of the proposed use will be on the south portion of the existing building. So again, if you follow my mouse, it's uh in this area down here. This is the final plan, and this is actually a floor plan showing the various uses in this portion of the building, and uh north is to the left, as you can see on the the bottom. There's a little arrow. The manufacturing and warehouse uses are here as well, kind of in the middle of this uh of the floor plan. The PUD overlay. Um, this is in summary. The overlay will allow and prohibit uses as well as provide some additional standards, and those standards include common verbiage we use to protect surrounding context for industrial uses in the GC zone.
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