Mandan Planning and Zoning Commission Meeting – December 22, 2025

The Mandan Planning and Zoning Commission held a meeting on December 22, 2025, at 6:00 AM. The meeting was called to order by Chair Robinson with a roll call of commissioners present. The agenda included approval of minutes, two public hearings (a variance request and an amendment to a special use permit), and other business including officer appointments and scheduling of 2026 meeting dates.

Consent Calendar

• Minutes of November 24, 2025: Approved unanimously via roll call vote (10-0).

Public Comments & Testimony

• Ramona Furlong (2700 Marina Road SE): Opposed the amendment to the special use permit, stating that the developer had repeatedly sought to amend the buffer zone and unit counts, and that a sixth unit (unit seven) on the eastern structure had been built in violation of the original permit, eroding her privacy. She requested that the original September 2024 permit stand.
• Tim Furlong (same address): Called for transparency on how the six buffer points would be met (trees, fence, etc.) and expressed concern that the developer had not honored previous agreements. He asked that the buffer composition be part of the approval.
• Ashley Champ (attorney for the developer): Argued that the application complied with city code, that the buffer requirement (six points, 30-foot setback) was met, and that there was no written agreement with the Furlongs. She stated the developer was acting in good faith and urged approval.

Discussion Items

• Public Hearing #1 – Variance for Accessory Structure (5405 Highland Road North): Applicant sought a variance to Section 105-1-3 of the City Code to allow a 7,200 sq. ft. accessory building on lots 1 and 2, Block 1, North Prairie Second Subdivision. Staff noted the combined lot size is 6.78 acres, and the proposed building would exceed the allowed size based on the main residence. The commission discussed the need to combine the two lots to ensure the accessory structure is not on a separate lot without a residence. No public comments were received. The commission voted to approve the variance, citing hardship caused by the zoning ordinance’s lack of a rural residential category.
• Public Hearing #2 – Amendment to Special Use Permit (2600 Marina Road SE): The applicant requested an amendment to clarify the number of units per building in a three-building multi-use shop condo development. The original permit (approved September 2024) specified three structures with 7, 6, and 5 units but did not assign them to specific buildings. The proposed site plan showed 7 units on the north (bay side), 6 on the east (river side), and 5 on the south. The Furlongs, neighbors to the south, objected, citing that the sixth unit on the east side had been added back after previously being removed due to buffer encroachment. Staff confirmed the new plan complies with the 30-foot buffer and six buffer points. The commission discussed the need to include the special use permit’s restrictions (e.g., noise hours, lighting) in the condominium documents to ensure future buyers are aware. The developer’s attorney agreed to add such language. The commission voted to approve the amendment, with the condition that the condo documents incorporate the special use permit restrictions.
• Other Business:
  • Appointments for 2026: Bill Robinson was appointed as Chair, Commissioner McLean as Vice Chair, and Nancy as Secretary, all by voice vote.
  • 2026 Regular Meeting Dates: The commission approved the proposed schedule of the fourth Monday of each month, with the note that the May meeting falls on May 27 (Wednesday after Memorial Day). The motion passed.
  • Upcoming Zoning Code Updates: Staff announced that a comprehensive zoning code update is planned for spring 2026, likely to be presented to the commission in February or soon after.

Key Outcomes

• Approved Variance (unanimous): Motion by Commissioner Huber, second by Commissioner McLean. The variance for an accessory structure on lots 1 and 2, North Prairie Second Subdivision, was approved with a finding of hardship due to the zoning ordinance’s provisions.
• Approved Special Use Permit Amendment (unanimous): Motion by Commissioner McLean, second by Commissioner Gardner. The amendment to the site plan for 2600 Marina Road SE was approved, with the condition that the condominium documents include the special use permit’s restrictions (noise, lighting, etc.).
• Appointments: Bill Robinson (Chair), Commissioner McLean (Vice Chair), Nancy (Secretary) for 2026.
• Meeting Dates: 2026 regular meeting dates approved as presented.
• Next Steps: Staff will prepare zoning code updates for review in early 2026.