Mandan Planning and Zoning Commission Meeting – February 23, 2026

The Mandan Planning and Zoning Commission met on February 23, 2026, at 6:00 PM. Chair Robinson presided, with all commissioners present. The meeting included approval of minutes, three public hearings, and a brief update on a zoning code working session.

Consent Calendar

• Minutes of December 22, 2025 – Approved unanimously by roll call vote (11–0).

Public Comments & Testimony

• Item 2 (Marina Bay shop condos): Joan Johnson, a neighboring resident, expressed concerns about the project’s industrial appearance, potential for 24-hour activity, lighting, security cameras, and impact on property values. She questioned the building height, the number of units (30 vs. 32), and the lack of residential character. She also raised issues about past maintenance of the adjacent berm and requested an updated map and landscaping plan.
• Tori Otto (speaking for her mother Ginger Otto, a neighboring lot owner) requested that the developer ensure positive drainage from north to south, avoid a retaining wall, and provide a detailed stormwater plan before approval. She noted that the lot to the north is 2–4 feet lower than the road and that the developer did not intend to bring in fill.
• Chad Knutson (29th Street resident) asked for clarification on whether the units would be residential, given the inclusion of sewer and water.

Discussion Items

Item 1 – Special Use Permit for Shop Condos (Cybal Subdivision) Dave Vyosna (planner, Interstate Engineering) presented a request for a special use permit for shop condos at 902 Missouri Drive NE (Lot 1, Block 1, Cybal Subdivision). The 2.34-acre site is zoned CC (Commercial Light Industrial) and lies in the Gateway Overlay District. The proposal includes 7 shop condos (800 sq ft each), one larger 4,000 sq ft shop, and 46 traditional storage units, with 9 parking spaces. Staff recommended approval contingent on a detailed building/landscaping plan, declaration of uses, and a condominium agreement. Discussion centered on the Gateway Overlay’s landscape buffer requirements, the distinction between personal and commercial use, and the property’s access limitations. Commissioner Gardner noted Bismarck’s policy of allowing only commercial use in similar zones. Commissioner Renner clarified that the Gateway Overlay applies due to proximity to I-94. No public comments were made. The motion to approve passed unanimously (11–0).

Item 2 – Special Use Permit for Multi-Use Shops (Marina Bay Edition) Dave Vyosna presented a request for 32 multi-use shop condos (personal use only) on Lot 35, Block 1, Marina Bay Edition (4723 29th Street SE). The 2.34-acre site is zoned CC and also in the Gateway Overlay District, with 34 proposed parking spaces. Staff recommended approval conditioned on detailed landscaping, stormwater drainage plans, and an easement for the Parks District to connect to an existing trail. Discussion highlighted existing drainage issues on neighboring properties, the property’s location within the 100-year floodplain, and the need for a detailed drainage plan. The developer (Lannon Eimler, Swenson Hagen Engineering) stated that the units would be for personal storage only, with no commercial use, and that an HOA would enforce covenants. He confirmed that the road to the Broken Ore bar would be improved and remain private. Commissioners expressed concerns about the use impacting adjacent residential properties, enforcement of HOA rules, and the potential for people to live in the units. Commissioner McLean noted that the bath could blur the line between shop and residence. The vote was 10–2 in favor, with Commissioners Huber and Lang dissenting.

Item 3 – Preliminary Plat for 1884 Edition Dave Vyosna presented a preliminary plat for 15.3 acres in the southeast quarter of Section 32 (ETJ), creating 4 lots in Block 1 and 3 lots in Block 2. Access would be via 22nd and a half Avenue and a proposed 66-foot access easement (Call Street). Staff recommended approval subject to an updated master plan. The plat resolves existing odd lot configurations and improves access. No public comments were received. The motion to approve passed unanimously (11–0).

Key Outcomes

• Approved (11–0): Special use permit for shop condos at Cybal Subdivision, with conditions (detailed building/landscaping plan, declared uses, condominium agreement).
• Approved (10–2): Special use permit for multi-use shops at Marina Bay Edition, with conditions (detailed landscaping, stormwater drainage plan, park easement). Commissioners Huber and Lang voted no.
• Approved (11–0): Preliminary plat for 1884 Edition, with condition to provide an updated master plan.
• Next Steps: The zoning code working group will continue to refine a new code, with a presentation expected in the coming months.