Planning Commission

Planning Commission -December 2, 2025 Minutes

The Regular Meeting of the Board of Planning Commissioners of the City of Fargo, North Dakota, was held in the Commission Chambers at City Hall at 3:00 p.m., Tuesday, December 2, 2025.

The Planning Commissioners present or absent were as follows:

Present: Maranda Tasa, Scott Stofferahn, Art Rosenberg, Thomas Schmidt, Tyler Mohs, Paul Gleye, Michael Betlock, Tracy Jordre, Brett Shewey

Absent: Joseph Cecil, Amy Hass

Chair Tasa called the meeting to order.

She shared that the next Code Connect online information session about the Fargo Land Development Code 2026, will be on Tuesday, December 16, at 12:00 p.m. at www.fargoldc.org.

Business Items:
Item A: Approve Order of Agenda
Member Gleye moved the Order of Agenda be approved as presented. Second by Member Rosenberg. All Members present voted aye and the motion was declared carried.

Item B: Minutes: Regular Meeting of November 4, 2025
Member Stofferahn moved the minutes of the November 4, 2025 Planning Commission meeting be approved. Second by Member Schmidt. All Members present voted aye and the motion was declared carried.

Item C: Public Hearing Items:

Item 1: Covey Ranch Third Addition
1a. Hearing on an application requesting a Zoning Change from AG, Agricultural to AG, Agricultural, SR-4, Single-Dwelling Residential, MR-3, Multi-Dwelling Residential with a C-O, Conditional Overlay, LC, Limited Commercial with a C-O, Conditional Overlay, and P/I, Public and Institutional on the proposed Covey Ranch Third Addition. (Located at 6455, 6620, 6630, and 6750 43rd Street South; 3800 and 3900 64th Avenue South; 6536, 6688 and 6800 45th Street South) (Enclave Covey, LLC/Dabbert Custom Homes, LLC/Brookstone Property, LLC/ Moore Engineering, Inc./City of Fargo): CONTINUED TO JANUARY 6, 2026

1b. Hearing on an application requesting a Plat of Covey Ranch Third Addition (Major Subdivision) a plat of a portion of the North Half of Section 10, Township 138 North, Range 49 West, of the Fifth Principal Meridian, Cass County, North Dakota. (Located at 6455, 6620, 6630, and 6750 43rd Street South; 3785, 3800, 3900, 4000 and 4360 64th Avenue South; 6536, 6688, and 6800 45th Street South) (Enclave Covey, LLC/Dabbert Custom Homes, LLC/Brookstone Property, LLC/Moore Engineering, Inc./City of Fargo): CONTINUED TO JANUARY 6, 2026

Planning Coordinator Maegin Elshaug presented the staff report stating staff is recommending to continue this item to the January 6, 2026 Planning Commission meeting. She noted two laydown items were provided to Board members of an updated concept master plan and zoning narrative.

Member Shewey present.

Discussion was held on the application fits with the Growth Plan and the development of the upcoming new Land Development Code, and pedestrian connectivity

Applicant representatives Jace Hellman, Dabbert Custom Homes, and Andrew Thill, Lowry Engineering, spoke on behalf of the application.

Member Schmidt moved to continue this item to the January 6, 2026 Planning Commission meeting. Second by Member Gleye.

Further discussion was held on the lot sizes, neighborhood design, and long-term value of the properties.

On call of the roll Members Shewey, Gleye, Betlock, Rosenberg, Schmidt, Jordre, Stofferahn, Mohs, and Tasa voted aye. Absent and not voting: Members Hass and Cecil. The motion was declared carried.

Item 2: Urban Plains by Brandt Eighth Addition
2a. Hearing on an application requesting a Conditional Use Permit to allow household living in the LC, Limited Commercial zoning district on the proposed Lot 1, Block 1, Urban Plains by Brandt Eighth Addition. (Located at 2975 Seter Parkway South) (Urban Plains Land Company, LLC/Lowry Engineering/Brookstone Companies): APPROVED

2b. Hearing on an application requesting a Conditional Use Permit to allow an Alternative Access Plan for a parking reduction on the proposed Lot 1, Block 1, Urban Plains by Brandt Eighth Addition. (Located at 2975 Seter Parkway South) (Urban Plains Land Company, LLC/Lowry Engineering/Brookstone Companies): APPROVED

Planning Coordinator Donald Kress presented the staff report stating all approval criteria have been met and staff is recommending approval.

Discussion was held on how the application would fit in the future Land Development Code.

Planning and Development Director Nicole Crutchfield noted that details of the new Land Development Code are still being discussed and determined, but questions like this have been asked along the way and are being considered.

Member Gleye moved the findings and recommendations of staff be accepted and the Conditional Use Permit to allow 1) an Alternative Access Plan on proposed Lot 1, Block 1, Urban Plains by Brandt Eighth Addition, be approved, as outlined in the staff report, as the proposal complies with the Fargo Growth Plan 2024, the Standards of Section 20-0909.D of the Land Development Code, and all other applicable requirements of the Land Development Code, with the following conditions:

1. Parking for the residential use shall be calculated at the ratio of 1.75 spaces per residential unit.

2. Future permits are generally consistent with the site plan provided in the December 2, 2025 Planning Commission packet. Changes may require review by the Planning Commission as determined by Planning staff.

3. If the use changes from what is outlined in the provided parking narrative, then updated information will be required to be reviewed and approved by the City of Fargo Traffic Engineer and Planning Commission as determined by Planning staff.

and 2) the Conditional Use Permit for household living in the LC, Limited Commercial zoning district on proposed Lot 1, Block 1, Urban Plains by Brandt Eighth Addition, be approved, as outlined in the staff report, as the proposal complies with the Fargo Growth Plan 2024, Standards of Section 20-0909.D of the Land Development Code, and all other applicable requirements of the Land Development Code, with the following conditions:

1. To allow household living in the LC, Limited Commercial zoning district at a maximum density of 40 dwelling units per acre on proposed Lot 1, Block 1, Urban Plains by Brandt Eighth Addition.

2. Future permits to be generally consistent with the site plan provided in the December 2, 2025 Planning Commission packet. Changes may require review by the Planning Commission as determined by Planning staff.

Second by Member Jordre. On call of the roll Members Rosenberg, Betlock, Shewey, Mohs, Gleye, Schmidt, Jordre, Stofferahn, and Tasa voted aye. Absent and not voting: Members Hass and Cecil. The motion was declared carried.

Item 3: Urban Plains by Brandt Eighth Addition
Hearing on an application a Conditional Use Permit to allow an Alternative Access Plan for a parking reduction on the proposed Lot 2, Block 1, Urban Plains by Brandt Eighth Addition. (Located at 2975 Seter Parkway South) (Urban Plains Land Company, LLC/Lowry Engineering/Brookstone Companies): APPROVED

Mr. Kress presented the staff report stating all approval criteria have been met and staff is recommending approval.

Discussion was held on the concept plan, and access into the property.

Applicant representative Brandon Raboin, spoke on behalf of the application.

Further discussion was held on public safety, and parking.

Member Rosenberg moved the findings and recommendations of staff be accepted and the Conditional Use Permit to allow an Alternative Access Plan on the proposed Lot 2, Block 1, Urban Plains by Brandt Eighth Addition be approved, as outlined within the staff report, as the proposal complies with the Fargo Growth Plan, the Standards of Section 20-0909.D of the Land Development Code, and all other applicable requirements of the Land Development Code, with the following conditions:

1. Parking for the office shall be calculated at the ratio of 1 space per 365 square feet of building gross floor area.

Second by Member Betlock. On call of the roll Members Gleye, Schmidt, Stofferahn, Mohs, Jordre, Rosenberg, Betlock, Shewey, and Tasa voted aye. Absent and not voting: Members Cecil and Hass. The motion was declared carried.

Item 4: Veterans Square Addition
4a. Hearing on an application requesting a Conditional Use Permit to allow household living in the GC, General Commercial zoning district on Lot 5, Block 1, Veterans Square Addition. (Located at 5600 38th Avenue South) (JB Real Estate Investments, LLC/Eagle Ridge Companies): APPROVED

4b. Hearing on an application requesting a Conditional Use Permit to allow an Alternative Access Plan for a parking reduction on Lot 5, Block 1, Veterans Square Addition. (Located at 5600 38th Avenue South) (JB Real Estate Investments, LLC/Eagle Ridge Companies): APPROVED

Planner Chelsea Levorsen presented the staff report stating all approval criteria have been met and staff is recommending approval.

Discussion was held on the reason for a Conditional Use Permit application instead of a Zoning Change application, and history of the site.

Planning and Development Assistant Director Mark Williams spoke on zoning consistency with nearby properties and similar projects.

Applicant representative Ian Bullis, EagleRidge Development, spoke on behalf of the application.

Further discussion was held on site conditions not allowing underground parking, and ensuring enough parking.

Member Schmidt moved the findings and recommendations of staff be accepted and the Conditional Use Permit to allow household living in the GC, General Commercial zoning district be approved, as outlined within the staff report, as the proposal complies with Section 20-0909.D (1-6) of the Land Development Code, and all other applicable requirements of the Land Development Code, with the following conditions:

1. The maximum residential density shall be 40 dwelling units per acre.

2. A minimum of 25 percent of the property shall be open space.

3. No Accessory buildings shall be permitted.

4. A minimum of 80 percent of the footprint of the primary building shall be used for parking.

5. Dumpster to be located internal to building.

6. Residential Protection Standards apply, unless otherwise approved through the waiver process.

7. Signage shall be affixed to the building and meet Sign Code requirements.

8. Pedestrian-scale exterior lighting shall be provided on all street-facing facades. Said lighting shall be mounted on the first floor and all bulbs shall be shielded and not directly visible.

9. An entrance must be provided at the corner of 38th Avenue and 56th Street South. Entrance shall provide landscape features and plant materials consistent with the rendering provided by the applicant at the December 2, 2025 Planning Commission meeting.

10. Ground floor facades that face public streets shall have windows or glazing for no less than 23% of the facade.

11. Ground floor facades that face public streets shall have plantings, including a combination of small trees, shrubs, and perennials, evenly distributed along the building foundation.

12. Future permits are generally consistent with the site plan provided in December 2, 2025 Planning Commission packet. Changes may require review by the Planning Commission as determined by Planning Staff.

and 2) the Conditional Use Permit for an Alternative Access Plan for a parking reduction, be approved, as outlined within the staff report, as the proposal complies with Section 20-0909.D (1-6) of the Land Development Code, and all other applicable requirements of the Land Development Code, with the following conditions:

1. A minimum of 124 parking spaces shall be provided.

2. Bicycle facilities shall be required.

3. Any expansion in the number of residential units shall terminate the Conditional Use Permit.

4. Future permits are generally consistent with the site plan provided in December 2, 2025 Planning Commission packet. Changes may require review by the Planning Commission as determined by Planning staff.

Second by Member Jordre. On call of the roll Members Schmidt, Betlock, Jordre, Stofferahn, Mohs, Rosenberg, Gleye, Shewey, and Tasa voted aye. Absent and not voting: Members Cecil and Hass. The motion was declared carried.

Item 5: Valley View Estates Fourth Addition
Hearing on an application requesting a Plat of Valley View Estates Fourth Addition (Minor Subdivision) a replat of Lots 1-12, Block 4, and Lots 1-10, Block 5, Valley View Estates Second Addition, to the City of Fargo, Cass County, North Dakota. (Located at 4950-4992 36th Avenue South; 4953, 4957, 4961, 4965, 4969, 4973, 4977, 4981, 4985, 4989, 4993, 4997 Big Goose Lane South) (EWR Fargo TH Trio, LLC/Houston Engineering, Inc.): DENIED

Mr. Kress presented the staff report stating all approval criteria have not been met and staff is recommending denial.

Discussion was held on alternative development standards, and the reasoning behind wanting to combine the lots.

Applicant representatives Reid Middaugh, EWR, and Brian Pattengale, Houston Engineering, spoke on behalf of the application.

Further discussion was held on if the townhomes had ever been offered for sale, the original intent of the development, history of the property, and how the properties are currently assessed as single-family properties.

City Assessor Michael Splonskowski spoke on behalf of the Assessors Department.

Additional discussion was held on single-family and mutli-family assessment values, rental properties, neighborhood impact, and future options if the application was approved.

Mr. Williams and Ms. Crutchfield spoke on the original intent of the development, the history of the neighborhood input on the project, current infrastructure, and aligning zoning with platting.

Member Stofferahn moved the findings and recommendations of staff be accepted and denial be recommended to the City Commission of the proposed Subdivision Plat Valley View Estates Fourth Addition, as outlined within the staff report, as the proposal does not comply with the Standards of Article 20-06, Section 20-0907.B and C of the Land Development Code, and all other applicable requirements of the Land Development Code. Second by Member Gleye. On call of the roll Members Jordre, Mohs, Gleye, Schmidt, Betlock, Shewey, Stofferahn, Rosenberg, and Tasa voted aye. Absent and not voting: Members Cecil and Hass. The motion was declared carried.

Item D: Other Items:

Item 1: Annexation of approximately 122.95 acres of a portion of the North Half of Section 10, Township 138 North, Range 49 West, of the Fifth Principal Meridian, Cass County, North Dakota.

Ms. Elshaug presented the staff report stating staff is recommending to continue this item to the January 6, 2026 Planning Commission meeting.

Discussion was held on the proposed boundaries.

Member Schmidt moved to continue this item to the January 6, 2026 Planning Commission meeting. Second by Member Mohs. On call of the roll Members Rosenberg, Mohs, Betlock, Shewey, Gleye, Stofferahn, Jordre, Schmidt, and Tasa voted aye. Absent and not voting: Members Cecil and Hass. The motion was declared carried.

The time at adjournment was 4:22 p.m.