Minot Planning Commission backs soccer‑complex rezoning, approves major LDO changes to spur housing and development

The Minot Planning Commission on July 14 recommended approval of a zoning map amendment to allow a proposed indoor soccer facility and approved multiple Land Development Ordinance changes aimed at increasing housing supply and easing development rules.

The commission voted to recommend rezoning the unaddressed western Minot parcel owned by the Minot Soccer Association from R‑3 (multiple residence) to P (public district), clearing the way for the association’s proposed indoor turf facility. Justin Amman, board president of the Minot Soccer Association, told commissioners the group runs “over 2,000 players a year” and described preliminary plans for a turf building with four practice fields and ancillary parking and utilities. “Roughly, I would say, 6 and a half million for everything,” Amman said when asked for a cost estimate.

Why it matters: City staff said the parcel falls within one potential alignment for a proposed Southwest Bypass, and Ward County comments identified a future roadway corridor near the property. Amman — a civil engineer by profession — said he supports the road and that it would likely improve access rather than prevent the project, and that the association would negotiate with the county if a small strip of land was needed.

In public testimony, resident Mike Hayes urged commissioners to separate the development decision from any future state Department of Transportation actions that might “flag” the property, saying DOT restrictions can limit owners without compensation. Several written letters read into the record raised similar concerns about traffic, intersection capacity and parking on nearby 20th Avenue Southwest and Elk Drive.

Commission action and other land items: After reopening the public hearing to address parking questions, commissioners heard assurances from the applicant and staff that parking would be sized to meet city requirements; the commission moved and the motion carried to recommend approval of the rezoning. The body also recommended approval of two plats: the Tulberg Shores 3rd Addition preliminary plat (which adds a 10‑foot public sidewalk easement and converts a short right‑of‑way) and the Southeast Ridge Business Park 4th Addition replat and zoning changes, which swap mobile‑home and industrial entitlements to preserve access and enable industrial expansion.

Large LDO package: City planning staff presented eight separate LDO text changes intended to address housing supply, landscaping, parking, and other regulatory issues. The commission approved most of the package but tabled the data‑center regulations for more work.

- Data centers (tabled): Staff proposed defining data centers, requiring electrical‑provider confirmation of capacity, water/sewer capacity documentation, a required noise study tied to Minot Municipal Code section 23‑108, lighting plans and conditional siting in industrial zones. Commissioners and members of the public raised concerns about utility impacts, water use, noise and the risks of nondisclosure agreements; Commissioner Baumann moved to table the data‑center change for additional study and the motion carried.

- Setbacks and lot sizes (approved): Commissioners agreed to reduce several residential setbacks and remove a redundant lot‑depth requirement to make redevelopment of older ‘zombie’ subdivisions more feasible. Staff said the changes are intended to enable more infill housing without requiring variances on historically platted lots.

- Foundation plantings (approved): The commission made foundation plantings optional rather than required for commercial properties while retaining overall front‑of‑building landscaping and parking‑lot landscaping square‑footage minimums.

- Parking minimums (approved with opposition): Staff recommended removing most commercial parking minimums to enable parcel‑level infill and redevelopment, while retaining multifamily and single‑family parking minimums and keeping conditional‑use oversight for higher‑impact uses. Engineering staff said it removes a starting point the city can use to prevent residential spillover; several commissioners supported the change as a tool to promote development. The motion carried with several commissioners voting against the change.

- Accessory dwelling units (approved): The commission broadened ADU access across districts, set size limits (roughly 300–960 sq ft, or max 70% of the primary dwelling), and allowed one detached ADU per lot on a permanent foundation; ADUs may be rented but must remain under common ownership of the primary dwelling.

- Minor subdivisions, new row‑home district and other clarifications (approved): Staff won approval for procedural clarifications on minor plats with zoning changes, creation of an R‑3D detached row‑home district to enable denser single‑family development (6–12 units/acre), and other LDO housekeeping items. The commission discussed safeguards to preserve public‑space and neighborhood protections where needed.

Parks and park fees: An alderman‑directed draft that would have removed all parkland‑dedication language and park fees from the LDO prompted a lengthy exchange. The Minot Park District executive said park fees are a long‑range planning tool that complement the voter‑approved sales tax and support future park acquisitions and maintenance; several developers and builders urged fee relief to lower upfront development costs. After debate the commission voted to recommend keeping the current park‑fee language in the LDO and send no change forward to city council at this time.

What’s next: Planning Commission recommendations will be forwarded to the City Council for final action where required. The data‑center text amendment will return to staff for further drafting and public hearings before the commission considers it again.

Quotations used in this report come directly from the July 14 meeting transcript, attributed to speakers who identified themselves at the hearing.