Mandan Planning and Zoning Committee Meeting Summary – September 22, 2025

The Planning and Zoning Committee met on September 22, 2025, to consider three agenda items: a preliminary plat and zone change request, a final plat approval, and an amendment to a special use permit for shop condos. The meeting included public testimony and detailed debate on the buffer requirements for commercial-residential interfaces. Key decisions included tabling the first item, approving the final plat, and denying the special use permit amendment.

Consent Calendar

• The minutes from the August 25, 2025 meeting were approved unanimously (10-0).

Public Comments & Testimony

• Item 1 (Kital South Heart Terrace): The applicant requested a tabling, explaining ongoing negotiations with a neighboring property regarding a cross-connection point and grading issues. A commissioner raised concerns about cul-de-sac standards for emergency vehicles. No other public comments.
• Item 3 (Bridge View Bay special use permit amendment): The applicant (Wade Vogle) argued that the proposed plan meets current ordinance requirements for buffer points, citing a legal opinion from the city attorney. He stated that the building footprint had been reduced from the original approval and that the buffer points could be achieved via building separation, two rows of conifers, and a fence. A neighboring property owner (Ramona Furlong) objected, asserting that the original special use permit agreement should stand and that any reduction in buffer distance (from 30 to 20 feet) would negatively impact her property. She also noted violations such as potential overnight stays and parking in the condos. The applicant acknowledged the previous agreement but noted a city planner had indicated future ordinance changes would have allowed the current request.

Discussion Items

• Item 1 (Preliminary Plat for Kital South Heart Terrace): Staff recommended tabling pending resolution of cross-connection concerns between the applicant and an adjacent property owner. The committee discussed the need for both parties to submit complementary preliminary plats. A motion to table until both parties reach agreement passed unanimously (10-0).
• Item 2 (Final Plat for Call Edition): Staff reported no changes since preliminary plat approval (July 28, 2025) and city commission approval (August 19, 2025). The final plat was approved unanimously (10-0).
• Item 3 (Amendment to Special Use Permit for Bridge View Bay): Extensive debate centered on interpretation of the city’s gateway overlay buffer ordinance. Staff (Rachel) expressed inability to confirm that the revised plan meets all requirements due to incomplete landscape plans and ambiguous unit sizes. The city attorney’s opinion allowed three buffer points from building separation, but staff and commissioners questioned whether “separation between buildings” refers to within the site or between the subject and adjacent residential buildings. Commissioners considered whether to table or deny. The applicant noted a tight construction schedule. A majority (6-3) voted to deny the amendment, with Commissioners McLean, Gardner, and Horn dissenting. The denial means the original special use permit and its agreed-upon landscape plan (30-foot buffer with four rows of conifers and a fence) remain in effect.

Key Outcomes

• Item 1: Motion to table the preliminary plat and zone change request until both parties agree on cross-connection solutions passed unanimously (10-0).
• Item 2: Motion to recommend approval of the final plat for Call Edition passed unanimously (10-0).
• Item 3: Motion to deny the amendment to the special use permit for lot one, block one of Bridge View Bay Edition passed (6-3). The denial upholds the original special use permit conditions.
• Committee renewals were announced: Chair Robinson and Commissioner Gardner are up for reappointment; they must submit applications by year-end.