On the agenda: Bismarck Planning and Zoning Commission — colocation (Oct 12)

West Fargo Planning Commission Meeting
West Fargo City Hall 800 Fourth Ave. E., Suite 1, West
Fargo ND 58078
Tuesday, October 12, 2021
5:30 PM

1. Call to Order
2. Approval of Minutes – September 14, 2021
3. Agenda Items
A21-35 Conditional Use Permit for Wireless telecommunications tower within an A: Agricultural
Zoning District in ET area at 4331 81 St S (parcel in the NE¼ of Section 36, T139N, R50W), Cass
County, North Dakota – SBA Towers
Request to Continue - A21-36 Conditional Use Permit for indoor personal training/coaching
(volleyball) facility in a M: Heavy Industrial Zoning District at 630 9th Street NW (Lot 1, Block 1 of
West Fargo 5th Addition), City of West Fargo, North Dakota – J&S Development
Public Hearing - A21-37 Zoning Ordinance Amendment to 4-451.6 Automobile Parking Space
Required for Office Uses and 4-434 DMU: Downtown Mixed Use District Standards regarding
setbacks for new construction
Public Hearing - A21-38 Zoning Ordinance 4-434 DMU: Downtown Mixed Use District Standards
regarding setbacks for new construction
Site Plan Review in CO: Corridor Overlay District for Office Building at 765 32nd Ave W (Lot 2,
Block 1 of Eagle Run Plaza 12th Addition), City of West Fargo, North Dakota – Oak Ridge Office
Park LLC
A21-20 Conditional Use Permit for off-premise sign in the EMU: Entertainment Mixed Use District
at 2900 Sheyenne Street (Lot 1, Block 1 of Eagle Run Plaza 11th Addition), City of West Fargo,
North Dakota – Bullis
4. Non-Agenda Items
5. Adjourn

Page 1 of 52

Maegin Elshaug, Director of Planning and Zoning
Lisa Sankey, Planner
Malachi Petersen, Planner
Chanda Erickson, Office Manager

www.westfargond.gov

West Fargo Planning & Zoning Commission
Tuesday, September 14, 2021 at 5:30pm
West Fargo City Hall
Members Present: Joe Kolb, David Gust, April Walker, Lana Rakow, Mike Thorstad, Brady
Woodard
Members Absent: Eric Dodds, Shane Lebahn
Others Present: Lisa Sankey, Kathryn DelZoppo, Chanda Erickson, Malachi Petersen, Tim
Solberg, Maegin Elshaug, Jerry Wallace
Minutes Submitted by: Chanda Erickson, Office Manager
Meeting was called to order by Chair Kolb at 5:30pm.
Commissioner Gust moved and Commissioner Walker seconded to approve the August 10,
2021 meeting minutes as printed and mailed. No opposition, Motion carried.
Commissioner Kolb opened a Public Hearing - A21-31 North Pond at the Preserve 15th
Addition, Replat & Rezoning from C-OP: Commercial Office Park to C: Light Commercial of Lot
1, Block 1 of North Pond at the Preserve 2nd Addition, City of West Fargo, North Dakota –
Oporo LLC. There was no public comment. The Public Hearing was closed. After continued
discussion, Commissioner Gust moved and Commissioner Thorstad seconded to approve the
application with the four conditions listed in the staff report and the additional three Review
Committee recommendations: 1) A 10’ watermain easement be included on the west edge of
the plat 2) River setback delineation is included on the plat 3) Access spacing is provided
through a negative access easement on the plat for the eastern 200 feet for full access on 23rd
Avenue East, or provide a traffic study to be reviewed by the City Engineer.
No opposition. Motion carried.
Commissioner Kolb opened a Public Hearing - A21-32 Planned Unit Development (PUD)
Amendment for Office Buildings at 2060 Sheyenne Street (Lot 4, Block 1 of Gateway West
Addition), City of West Fargo, North Dakota – Gateway West, LLC. There was no public
comment. The Public Hearing was closed. After discussion, Commissioner Walker moved and
Commissioner Thorstad seconded to approve the application with the four conditions listed in
the staff report. No opposition. Motion carried.
Trevor Deyo and Mike Graham, applicants, were available for questions.
Commissioner Kolb opened a Public Hearing - A21-33 Gateway 4th Addition, a Replat of Lot 1,
Block 1 of Gateway 3rd (2050 Main Ave W), City of West Fargo, North Dakota – Sjostrom.
The Public Hearing was closed. After discussion, Commissioner Rakow moved and

Page 2 of 52

Commissioner Woodard seconded to approve the application with the four conditions listed in
the staff report. No opposition. Motion carried.
Commissioner Kolb opened a Public Hearing - A21-34 Shadow Creek 6th Addition, Replat of
Lots 21 & 22, Block 4 of Shadow Creek 5th, City of West Fargo, North Dakota – Heritage
Homes. The Public Hearing was closed. After discussion, Commissioner Walker moved and
Commissioner Gust seconded to approve the application with the six conditions listed in the
staff report and an addition recommendation of adjusting the property line so they meet the
three foot setback. The City Attorney is looking into if a recording a legally binding agreement
would be sufficient. No opposition. Motion carried.
Site Plan Review CO and CO-I District – Car Wash at 2120 Sheyenne Street – Magnum
Properties. After discussion, Commissioner Gust moved and Commissioner Woodard
seconded to approve the application . No opposition. Motion carried.
Request to be Continued - A21-20 Conditional Use Permit for off-premise sign in the EMU:
Entertainment Mixed Use District at 2900 Sheyenne Street (Lot 1, Block 1 of Eagle Run Plaza
11th Addition), City of West Fargo, North Dakota. After discussion, Commissioner Rakow
moved and Commissioner Gust seconded to continue the application until next month. No
opposition. Motion carried.
There were no non agenda items.
Commissioner Gust and Commissioner Rakow seconded to adjourn. No opposition. Meeting
adjourned.

_________________________________________________________________________________________________________________
Planning and Zoning Commission meetings are published on YouTube City of West Fargo Channel; and are also included in our video archive
at https://www.westfargond.gov/AgendaCenter/Planning-Zoning-Commission-4.
People with disabilities who plan to attend the meeting and need special accommodations should contact the Planning Office at 701.515.5370.
Please contact us at least 48 hours before the meeting to give our staff adequate time to make arrangements.
Minutes are available on the City of West Fargo Web site at www.westfargond.gov/Planning-Zoning-Commission-4.

Page 3 of 52

CITY OF WEST FARGO PLANNING & COMMUNITY DEVELOPMENT
STAFF REPORT
A21-35
CONDITIONAL USE PERMIT
4331 81 St S
36-139-50 NE ¼ A 160.00, Cass County, North Dakota
Applicant: SBA Towers X LLC
Staff Contact: Malachi Petersen
Owner: Cass County Joint Water Resource District
Planning & Zoning Commission Introduction:
10-12-2021
Public Hearing:
10-12-2021
City Commission:
PURPOSE:
Developing a wireless telecommunications tower within an A: Agricultural Zoning District located in the
West Fargo Extraterritorial Zoning Jurisdiction.
STATEMENTS OF FACT:
Land Use Classification:
Existing Land Use:
Current Zoning District(s):
Zoning Overlay District(s):
Total area size:
Adjacent Zoning Districts:
Adjacent street(s):
Adjacent Bike/Pedestrian Facilities:
Available Parks/Trail Facilities:

C1: Deferred Development Sector (ETJ)
None
A: Agricultural
CO: Corridor Overlay District
160 acres
R-1E: Rural Estate (North), A: Agriculture (South, East, West)
40th Ave W (Arterial) and 15th St W (local)
None
None

DISCUSSION AND OBSERVATIONS:
• The applicant is requesting to build a new, 155’ monopole telecommunications tower located on
property leased from the Cass County Joint Water Resource District. The proposed tower will
replace the existing tower located across the road that will be removed during the Fargo-Moorhead
Flood Diversion Project.
• The A: Agricultural zoning district allows for wireless telecommunication towers as a conditional
use.
• The applicant has provided a site plan which shows the proposed tower being placed on lease space
of 100 x 100 feet in the northeast corner section of the property.
• Telecommunications towers in non-residential districts are limited to 150’ in height unless
otherwise approved by the Planning and Zoning Commission and City Commission. The applicant
has indicated that the structure is proposed to be 155’ in height to replace the existing tower that
is 155’ stating that the extra height is needed so that carrier service is not hindered.
• The applicant has signed an affidavit agreeing to meet reasonable terms and conditions for shared
use / colocation with other carriers.
• The applicant has submitted documentation required by the Federal Aviation Administration and
the Federal Communications Commission showing the proposed structure would not affect flight
operations of the West Fargo Municipal Airport.
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CITY OF WEST FARGO PLANNING & COMMUNITY DEVELOPMENT
STAFF REPORT
•
•

The proposed tower will be within the Corridor Overlay District in place along 40th Ave W.
A conditional use permit agreement is required to be signed prior to issuance of a building permit
and may include conditions deemed appropriate by the Commission.

CRITERIA FOR GRANTING CONDITIONAL USE PERMIT:
With reference to the criteria for granting conditional uses, the following is noted:
1. Ingress and egress to property and proposed structures thereon with particular reference to
automotive and pedestrian safety and convenience, traffic flow and control, and access in case
of fire or catastrophe.
 The property has adequate access and the improvements will not affect the current access.
2. Off-street parking and loading areas where required, with particular attention to the items in
(1) above and the economic, noise, glare or odor effects of the special exception on adjoining
properties and properties generally in the district.
 No concerns noted
3. Refuse and service areas, with particular reference to the items in (1) and (2) above.
 No concerns noted.
4. Utilities, with reference of locations, availability, and compatibility.
 No concerns noted
5. Screening and buffering with reference to type, dimensions, and character.
 Discretion is encouraged by the City Commission. Staff believes that the applicant should
explore any measure to screen or setback the tower from adjacent properties and
roadway.
6. Signs, if any, and proposed exterior lighting with reference to glare, traffic safety, economic
effect, and compatibility and harmony with properties in the district.
 No concerns noted.
7. Required yards and other open space.
 The proposed tower would have a setback of about 160 feet from the centerline of 40th
Ave W and 250 feet from the side property line. Telecommunications towers are only
required to be set back from the public right-of-way a minimum distance equal to one half
of the height of the tower including all antennas and attachments.
8. Soil conditions, as they relate to on-site sewage disposal, water supply, basement excavating,
road construction and related land use.
 No concerns noted.
9. General compatibility with adjacent properties and other property in the district.
 No concerns noted.
NOTICES:
Sent to:
Property owners within 350’.
Comments Received:
• None

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Page 5 of 52

CITY OF WEST FARGO PLANNING & COMMUNITY DEVELOPMENT
STAFF REPORT
CONSISTENCY WITH COMPREHENSIVE PLAN AND OTHER APPLICABLE CITY PLANS AND ORDINANCES:
• West Fargo 2.0 does not prohibit or encourage the construction of telecommunications towers
within West Fargo. The area where the tower will be constructed is in close proximity to the
proposed Fargo-Moorhead Flood Diversion. Staff does not expect the area to further develop.
RECOMMENDATIONS:
It is recommended that the City approve the proposed application on the basis that it is consistent with
City plans and ordinances with recommended conditions of approval as follows:
1. Discretion of placement of tower by Planning Commission and City Commission.
2. A Signed Conditional Use Permit Agreement is received.

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Page 6 of 52

W
12TH S
T
DIV ERSION

DR

14TH ST W

A21-35
Subject
Property

4TH AVE W

46T

12TH ST W

SUNSET BLVD

4

15TH ST W

WESTPO RT BEACH WAY

40TH AVE W

H AVE W

PE
N

TE

R

11T
H

ST

W

AS

HI C
K

O RY LN

50TH AVE W

Sh
ey
en

ne
Dive
rs

io n

LARKIN LN W

I

Page 7 of 52

W
12TH S
T
DIV ERSION

DR

14TH ST W

A21-35
Subject
Property

4TH AVE W

46T

12TH ST W

SUNSET BLVD

4

15TH ST W

WESTPO RT BEACH WAY

40TH AVE W

H AVE W

PE
N

TE

R

11T
H

ST

W

AS

HI C
K

O RY LN

50TH AVE W

Sh
ey
en

ne
Dive
rs

io n

LARKIN LN W

A: Agricultural
DMU: Downtown Mixed Use
EMU: Entertainment Mixed Use
C: Light Commercial
C-OP: Commercial Office Park

HC: Heavy Commercial
LI: Light Industrial
M: Heavy Industrial
P: Public
PUD: Planned Unit Development

R-R: Rural Residential
R-1E: Rural Estate
R-L1A: Large Lot Single Family
R-1A: Single Family
R-1: One and Two Family

R-1S: Special One and Two Family
R-1SM: Mixed One and Two Family
R-2: Limited Multiple Dwelling
R-3: Multiple Dwelling
R-4: Mobile Home
R-5: Manufactured HomePage 8 of 52

I

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Page 15 of 52

DRIVING DIRECTIONS
FROM INTERSECTION OF I-94 & I-29:
DIRECTIONS: HEAD WEST ON I-94 (FOR 3.2 MILES). TAKE EXIT 346A TO MERGE ONTO SHEYENNE
ST S (2.4 MILES). TURN RIGHT ONT 40TH AVE W (1.1 MILES). SITE WILL BE LOCATED ON THE
SOUTH/LEFT SIDE OF THE ROAD.

SITE ADDRESS:

40TH AVENUE WEST
WEST FARGO, ND 58078

COUNTY:

CASS

LAND OWNER

SE CASS WATER DISTRICT
444 SHEYENNE ST, SUITE 301
WEST FARGO, ND 58078

APPLICANT:

SBA TOWERS IX, LLC
8051 CONGRESS AVENUE
BOCA RATON, FL 33487

CONTACT PERSON:

JESSICA ROSS
(561) 322-7792

LATITUDE:

46° 49' 6.924" N (FROM 1A)

LONGITUDE:

96° 55' 38.633" W (FROM 1A)

LAT/LONG TYPE:

DEGREES MINUTES AND SECONDS

GROUND ELEVATION:

905.7' AMSL

CURRENT ZONING:

CITY OF WEST FARGO

PARCEL No.:

53-0000-09177-000

HANDICAPPED REQUIREMENTS

DATE

SHEET
T-1
C-0
C-1
C-2
C-2A
C-3
C-4
ANT-1
E-1
E-2
E-3
E-4
E-5
E-6
GN-1

DESCRIPTION
TITLE SHEET
SITE PLAN
ENGINEERING SITE PLAN
SITE DETAILS AND SPECIFICATIONS
SITE DETAILS
FENCE DETAILS
FENCE DETAILS
SITE ELEVATION
UTILITY ROUTING PLAN
SITE UTILITY PLAN
SITE GROUNDING PLAN
UTILITY DETAILS
SINGLE LINE DIAGRAM & PANEL SCHEDULE
ELECTRICAL AND GROUNDING DETAILS
GENERAL NOTES

REV.

9973 VALLEY VIEW RD.
EDEN PRAIRIE, MN 55344
(952) 903-9299
WWW.DESIGN1EP.COM
ISSUED FOR REVIEW

EAGLE RUN RELO

B

ND23293-S

SITE NAME:

DESCRIPTION

SITE NUMBER:

ISSUED FOR REVIEW

SHEET INDEX

PROJECT INFORMATION

N.T.S.

A

REGIONAL MAP

N.T.S.

REVISIONS

PROPOSED 155' MONOPOLE

NO.

PROJECT TYPE

SITE
LOCATION

-

SITE I.D.
ND23293-S
FARGO EAGLE
RUN RELO
81ST STREET SOUTH
MAPLETON TOWNSHIP, ND
58078-0000

FULL SCALE PRINT IS ON 22"x34" MEDIA

SURVEY ATTACHMENTS
--

SITE SURVEY (2 SHEETS)

-

UTILITY CONTACT INFORMATION

JP

DRAWN BY:

TJR

CHECKED BY:
DATE:

09/02/21

PROJECT #:

XX-XXX
SHEET TITLE

HANDICAPPED REQUIREMENTS :
FACILITY IS UNMANNED AND NOT FOR HUMAN HABITATION
HANDICAPPED ACCESS REQUIREMENTS NOT REQUIRED
PLUMBING REQUIREMENTS :

CALL 48 HOURS
BEFORE YOU DIG
(800-795-0555 OR 811)

JP

E911 ADDRESS

40TH AVENUE WEST
WEST FARGO, ND 58078

SURVEYING FIRM:
WIDSETH
610 FILLMORE SRTEET - PO BOX 1028
ALEXANDRIA, MN 56308-1028
CONTACT: BRYAN BALCOME
PHONE: (320) 762-8149

SITE
LOCATION

BY

ND23293-S

JP

SITE I.D.

09/02/21

FARGO EAGLE RUN RELO

CONSULTING TEAM

07/30/21

SITE NAME

ARCHITECTURAL - ENGINEERING FIRM:
DESIGN 1 ARCHITECTS LLC
9973 VALLEY VIEW ROAD
EDEN PRAIRIE, MN 55344
CONTACT: BOB DAVIS
PHONE: (952) 903-9299

VICINITY MAP

DESIGN

SBA TOWERS IX LLC,
A DELAWARE LIMITED LIABILITY COMPANY
8051 CONGRESS AVENUE
BOCA RATON, FL 33487
PHONE: 1-800-487-7483

SBA TOWERS IX LLC,
A DELAWARE LIMITED LIABILITY COMPANY
5900 BROKEN SOUND PKWY NW
BOCA RATON, FL 33487
PHONE: 1-800-487-7483

SBA

SBA

FACILITY HAS NO PLUMBING

POWER COMPANY:
CASS COUNTY ELECTRICAL
4100 32ND AVE SW, FARGO, ND 58104
CONTACT: BLAKE HOOVER
PHONE: (701) 356-4467

FIBER COMPANY: T.B.D.
TELEPHONE COMPANY
ADDRESS, ADDRESS, CITY, STATE, ZIP
CONTACT: CONTACT PERSON
PHONE: (XXX) XXX-XXXX FAX:(XXX) XXX-XXXX

NOTE: UTILITY COORDINATION IS NOT FINALIZED.
DO NOT PROCEED WITH CONSTRUCTION UNTIL
POWER / TELCO / FIBER HAVE BEEN CONFIRMED.

TITLE SHEET

SHEET NUMBER

T-1
Page 16 of 52

EXISTING
TRANSFORMER

40TH AVE W

BY

905

905

899

898

899

900

902

899

90
1

904

900

EASEMENT 1 AREA

DATE

903

899
900 901

160'

PROPOSED 12' WIDE AGGREGATE
ACCESS DRIVE WITHIN 20' WIDE
ACCESS EASEMENT FURNISHED
AND INSTALLED BY CONTRACTOR
SEE DETAIL #3/C-2

SITE I.D.
ND23293-S

10' WIDE UTILITY COMPANY EASEMENT

EXISTING DEED LINE

ISSUED FOR REVIEW

903

B

EXISTING CULVERT

DESCRIPTION

906

40TH AVENUE W.

ISSUED FOR REVIEW

904

902

900

UGFO
UGFO

EXISTING TELE
HANDHOLE (TYP.)

904

901

UGFO
UGFO

UGFO
UGFO

A

UGFO
UGFO

UGFO
UGFO

904

EXISTING 7' CASS COUNTY R.O.W.

EXISTING 10' WIDE
PLANTING/BUFFER
EASEMENT

REVISIONS

UGFO
UGFO

UGFO
UGFO

UGFO
UGFO

898

T

ARIEL OVERVIEW

2

UGFO
UGFO

T

H

9973 VALLEY VIEW RD.
EDEN PRAIRIE, MN 55344
(952) 903-9299
WWW.DESIGN1EP.COM

D
W

NO.

33' WIDE STATUTORY R.O.W.

UGFO
UGFO

DESIGN

E

H

UGFO
UGFO

60'

Y

52ND AVE W

EXISTING PROPERTY LINE (TYP.)

30'

W

H

EXISTING UNDERGROUND FIBER (TYP.)

S

15'

24" x 36" PRINT IS THE FULL SCALE
FORMAT. ANY SIZE OTHER THAN
THAT IS AT REDUCED SCALE.

JP

PROPOSED
TOWER
LOCATION

0

JP

T
T

09/02/21

EXISTING LIFT
STATIONS

E

07/30/21

G

SBA TOWERS IX LLC,
A DELAWARE LIMITED LIABILITY COMPANY
5900 BROKEN SOUND PKWY NW
BOCA RATON, FL 33487
PHONE: 1-800-487-7483

EXISTING
TOWER
LOCATION

SBA

EXISTING 10' WIDE
DRAINAGE &
UTILITY EASEMENT

15TH ST W

BASE FLOOD ELEVATION = 904.7'

SCALE 1" = 30'

32ND AVE W

FARGO EAGLE
RUN RELO

250'

EXISTING FILED EDGE (TYP.)

81ST STREET SOUTH
MAPLETON TOWNSHIP, ND
58078-0000

901

PROPOSED LANDSCAPING
(SPECIES T.B.D.)

901

PROPOSED 100' x 100'
SBA LEASE AREA

15TH STREET W.

PROPOSED MONOPOLE TOWER
(FOR ELEVATION SEE ANT-1 SHEET)

2
90

EXISTING CONTOUR (TYP.)

LEASE SITE:

901

904

900

900

1
90

905

903

1

SITE PLAN

ACCESS ROAD:

AGGREGATE MATERIALS AND QUANTITIES

DRAWN BY:

282 S.Y.
8" OF 3/4" CRUSHED AGGREGATE WITH FINES.
TENCATE MIRAFI HP-SERIES WOVEN POLYPROPYLENE
HP370 GEOTEXTILE OR APPROVED EQUAL

CHECKED BY:

461 S.Y.
3" THICK #57 WASHED STONE (TOP)
3" AGGREGATE BASE COURSE (BOTTOM)
TENCATE MIRAFI HP-SERIES WOVEN POLYPROPYLENE
HP370 GEOTEXTILE OR APPROVED EQUAL
266 L.F. OF FENCING
THE CONTRACTOR ALSO SHALL INCLUDE A SEPARATE
UNIT PRICE PER CUBIC YARD TO REMOVE UNSTABLE
OR UNSUITABLE MATERIAL AND HAUL-IN GRANULAR
BACKFILL UNDER ACCESS DRIVE AND/OR PARON.

JP
TJR

DATE:

09/02/21

PROJECT #:

XX-XXX
SHEET TITLE

SITE PLAN

SHEET NUMBER

C-0
Page 17 of 52

PROPOSED 12' WIDE AGGREGATE
ACCESS DRIVE WITHIN 20' WIDE ACCESS
EASEMENT FURNISHED AND INSTALLED
BY CONTRACTOR, SEE DETAIL #3/C-2

901

903

PROPOSED
TRANSFORMER
(LOCATION T.B.D.)

904

EXISTING CONTOUR (TYP.)

PROPOSED FIBER
HANDHOLE,
LOCATION T.B.D.
(BY FIBER PROVIDER)

905

901

PROPOSED 14' WIDE
DOUBLE SWING GATE

PROPOSED CONTOUR (TYP.)
903

14'

8'

4'

19'

PROPOSED 4' GATE

8'

PROPOSED
MULTI-GANG METER
AND TELCO H-FRAME,
MINIMUM 5' CLEARANCE
TO FENCE (SEE 1/E-3)

5'
3'

905.7

90
4

902

904

50'

42'

903

905

61'

100'

PROPOSED MONOPOLE TOWER
(FOR ELEVATION SEE ANT-1 SHEET)

83'

904

902

SITE I.D.
ND23293-S
FARGO EAGLE
RUN RELO

31'

T-MOBILE
LEASE
AREA

905

903

2

PROPOSED 6' HIGH
CHAIN-LINK FENCE.
FURNISHED AND
INSTALLED
BY CONTRACTOR.
SEE DRAWING C-3
FOR DETAILS

VERIZON
LEASE
AREA

ISSUED FOR REVIEW

EXISTING FILED EDGE (TYP.)

BY

902

9973 VALLEY VIEW RD.
EDEN PRAIRIE, MN 55344
(952) 903-9299
WWW.DESIGN1EP.COM

PROPOSED SBA 20' WIDE
ACCESS & UTILITY EASEMENT

901

DATE

901

90

12'

900

900

90
2

6'

DESIGN

899

900

899

3'

24" x 36" PRINT IS THE FULL SCALE
FORMAT. ANY SIZE OTHER THAN
THAT IS AT REDUCED SCALE.

B

899

0

DESCRIPTION

900

898

INVERT ELEV. 897.2'

PROPOSED 12" DIA. CULVERT,
INVERT ELEV. 897.7' (MIN. 30' LENGTH)

898

ISSUED FOR REVIEW

898

SBA TOWERS IX LLC,
A DELAWARE LIMITED LIABILITY COMPANY
5900 BROKEN SOUND PKWY NW
BOCA RATON, FL 33487
PHONE: 1-800-487-7483

898

JP

898

A

901

NO.

898

9
89

899

PROPOSED 100' x 100' SBA LEASE AREA

SBA

900
899

JP

900

09/02/21

902

901

BASE FLOOD ELEVATION = 904.7'

901

07/30/21

902

REVISIONS

EXISTING 7' CASS COUNTY R.O.W.

PROPOSED A-FRAME
BARRIER GATE

902

SCALE 1" = 20'

903
903

81ST STREET SOUTH
MAPLETON TOWNSHIP, ND
58078-0000

FUTURE
LEASE
AREA

905.7
JP

DRAWN BY:

ENGINEERED GRANULAR FILL
SHOULD BE PLACED IN
INCREMENTAL LIFTS AND
COMPACTED. AT PROPOSED
EQUIPMENT SLABS, THE FILL
SHOULD BE COMPACTED TO
95% OF STANDARD PROCTOR.

DATE:

09/02/21

PROJECT #:

XX-XXX

901

9'
50'

8'

SHEET TITLE

COMPOUND PLAN

100'

901

CONTRACTOR TO COMPARE
DESIGN DRAWINGS WITH THE
GEOTECNICAL REPORT & TOWER
FOUNDATION DRAWINGS AND
NOTIFY OWNER AND DESIGN
PROFESSIONALS OF ANY
DISCREPANCIES OR CONFLICTS

904
902

TJR

CHECKED BY:

905

1

COMPOUND PLAN

SHEET NUMBER

2

SITE DIMENSION PLAN

C-1
Page 18 of 52

E

UG
E

PROPOSED FIBER HANDHOLE
(BY FIBER PROVIDER)

F

UG

PROPOSED 6' HIGH CHAIN-LINK
FENCE WITH 1' BARBED WIRE,
7' TOTAL HEIGHT

VERIZON
LEASE
AREA

JP

SBA TOWERS IX LLC,
A DELAWARE LIMITED LIABILITY COMPANY
5900 BROKEN SOUND PKWY NW
BOCA RATON, FL 33487
PHONE: 1-800-487-7483

JP
09/02/21

07/30/21

DATE

PROPOSED 4' WIDE GATE

ISSUED FOR REVIEW

3'

B

PROPOSED 14' WIDE
DOUBLE SWING GATE

REVISIONS

UG

5'

16.)CONTRACTORTOPROVIDE2PHENOLICLABELSATMETER.ONETOIDENTIFY"SBADISCONNECT"AND
THEOTHERTOGIVESITEADDRESS.

20.)PROVIDEPOWERANDTELEPHONETOSERVICEPOINTSPERUTILITYCOMPANYREQUIREMENTS.
CONTRACTORSHALLCONTACTUTILITYSERVICEPLANNERSANDOBTAINALLSERVICEREQUIREMENTSAND
INCLUDECOSTSFORSUCHINHISBID.

(2) SETS OF (3) 600 KCMIL IN 4" CONDUIT
W/ PULL STRINGS FROM TRANSFORMER
TO METER CENTER, 20 L.F. ±
(VERIFY VOLTAGE DROP: CONDUCTOR SIZE
MAY INCREASE FOR SECONDARY ROUTE
GREATER THAN 250 L.F.)

E

15.)NOSPOILSTOBELEFTONSITEWITHOUTTHEWRITTENCONSENTOFTHELANDOWNER

BY

UGF

DESCRIPTION

UGF

UGF

E

UGF

UG

FIBER SERVICE EXTENSION FROM R.O.W.,
(2) 4" FIBER CONDUITS WITH (2) 1-1/4" INNERDUCTS
IN EACH CONDUIT TO HANDHOLE
(TO BE DETERMMINED) (110 L.F.±)

14.)ALLINTERIORCONDUITSANDBUSHINGSSHALLBEEMT.ALLEXTERIORSHALLBEPVCUNLESSNOTED
OTHERWISE.SEESBASPECIFICATIONS.

19.)PRIORTOINSTALLINGANYELECTRICALWORK,THECONTRACTORSHALLVISITTHEJOBSITEAND
VERIFYEXISTINGSITELOCATIONSANDCONDITIONSANDUTILITYSERVICEREQUIREMENTSOFTHEJOB,
ANDBYREFERENCETOARCHITECTUREANDEQUIPMENTSUPPLIERSDRAWINGS.SHOULDTHEREBEANY
QUESTIONORPROBLEMCONCERNINGTHENECESSARYPROVISIONSTOBEMADE,PROPERDIRECTIONS
SHALLBEOBTAINEDBEFOREPROCEEDINGWITHANYWORK.

8'

UG

UGF

11.)LABELALLELECTRICALEQUIPMENTPERSBASPECIFICATIONS.

18.)ELECTRICALWORKSHALLINCLUDE,BUTNOTBELIMITEDTO,ALLLABOR,MATERIALSANDEQUIPMENT
REQUIREDTOCOMPLETEELECTRICALPOWERANDLIGHTINGSYSTEMS,TELEPHONEANDCOMMUNICATION
SYSTEMS,PANELBOARDS,CONDUIT,CONTROLWIRING,GROUNDING,ETC.ASINDICATEDONELECTRICAL
DRAWINGSAND/ORASREQUIREDBYGOVERNINGCODES.

4'

PROPOSED TRANSFORMER

10.)PROVIDESBAWITHONESETOFCOMPLETEELECTRICAL"AS-BUILT"DRAWINGSATTHECOMPLETIONOF
THEJOBSHOWINGACTUALROUTINGSANDWIRINGCONNECTIONS.

17.)ALLEQUIPMENTANDMATERIALFURNISHEDANDINSTALLEDUNDERTHISCONTRACTSHALLBE
UNDERWRITERSLABORATORIES(U.L.)LISTED,NEW,FREEFROMDEFECTS,ANDSHALLBEGUARANTEED
FORAPERIODOFONEYEARFROMDATEOFFINALACCEPTANCEBYOWNERORHISREPRESENTATIVE.
SHOULDANYTROUBLEDEVELOPDURINGTHISPERIODDUETOFAULTYWORKMANSHIP,MATERIALOR
EQUIPMENT,THECONTRACTORSHALLFURNISHALLNECESSARYMATERIALSANDLABORTOCORRECTTHE
TROUBLEWITHOUTCOSTTOTHEOWNER.

2'

24" x 36" PRINT IS THE FULL SCALE
FORMAT. ANY SIZE OTHER THAN
THAT IS AT REDUCED SCALE.

9973 VALLEY VIEW RD.
EDEN PRAIRIE, MN 55344
(952) 903-9299
WWW.DESIGN1EP.COM

UG
E

9.)PATCH,REPAIRANDPAINTANYAREATHATHASBEENDAMAGEDINTHECOURSEOFTHEELECTRICAL
WORK.

0

DESIGN

E

PROPOSED BOLLARD
(TYP. OF 3)

UGF

8.)FORCOMPLETEINTERNALWIRINGANDARRANGEMENTREFERTOVENDORPRINTSANDINSTRUCTIONS.

13.)ALLEQUIPMENTPUNCHOUTSANDCONDUITS(USEDANDSPARE)TOBE"RODENTPROOFED"WITH
CAPS,STEELMESH,AND/ORFOAMFILLBYCONTRACTOR(ASNEEDED).

UG

7.)ALLCIRCUITBREAKERS,FUSESANDELECTRICALEQUIPMENTSHALLHAVEAMINIMUMINTERRUPTING
RATINGGREATERTHANTHEUTILITYFAULTCURRENT.

12.)ALLSINGLE-PHASESELF-CONTAINEDMETERCONNECTIONDEVICESMUSTINCLUDEHORNTYPE
BY-PASSPROVISIONSOTHATSERVICEWILLNOTBEINTERRUPTEDWHENAMETERISREMOVEDFROMTHE
SOCKET.

MIN. 24" BEND RADIUS
ON ALL CONDUITS, TYP.

ISSUED FOR REVIEW

PROPOSED SBA 20' WIDE ACCESS
& UTILITY EASEMENT

UGF

6.)THEENTIREELECTRICALINSTALLATIONSHALLBEGROUNDEDASREQUIREDBYTHENEC,ANDALL
APPLICABLELOCALCODES.

A

5.)ALLMATERIALSSHALLBEMANUFACTUREDINACCORDANCEWITHAPPLICABLESTANDARDS
ESTABLISHEDBYANSI,NEMA,NFPA,AND"UL"LISTED.

E

UGF

PROPOSED 12' WIDE
AGGREGATE ACCESS DRIVE

UG

4.)ELECTRICALPLANS,DETAILS,ANDDIAGRAMSAREDIAGRAMMATICONLY.FIELDCONDITIONSDICTATE
THEAMOUNTANDLOCATIONOFEQUIPMENT.

PRIMARY ELECTRICAL FEED TO TRANSFORMER,
CONTRACTOR TO PROVIDE, UTILITY COMPANY
(555 L.F. ±)

UGF

3.)CONTRACTORSHALLPERFORMALLVERIFICATIONTESTSANDEXAMINATIONWORKPRIORTOTHE
ORDERINGOFTHEELECTRICALEQUIPMENTANDTHEACTUALCONSTRUCTION.CONTRACTORSHALLISSUE
AWRITTENNOTICEOFALLFINDINGSTOTHEENGINEERLISTINGALLMALFUNCTIONS,FAULTYEQUIPMENT&
DISCREPANCIES.

SBA

UGE

2.)ALLELECTRICALMATERIALS,EQUIPMENTANDINSTALLATIONPROCEDURESTOCONFORMWITHSBA
SPECIFICATIONS.

SCALE 1" = 8'

FOR CONTINUATION
OF ELECTRIC & FIBER RUNS
(SEE LP SHEET)

NO.

GENERAL ELECTRICAL NOTES
1.)ALLELECTRICALWORKSHALLCONFORMTONATIONALELECTRICCODE,LATESTADOPTEDEDITION,AND
LOCALCODES.THECONTRACTORSSHALLFURNISHEDANDPAYFORALLPERMITSANDRELATEDFEES.

PROPOSED 100' x 100'
SBA LEASE AREA
PROPOSED MONOPOLE TOWER

21.)SERVICEEQUIPMENTSHALLHAVEASHORTCIRCUITWITHSTANDRATINGEQUALTOOREXCEEDINGTHE
MAXIMUMAVAILABLEFAULTCURRENTATTHESUPPLYTERMINAL.THEINSTALLATIONSHALLBEFREEFROM
ANYSHORTCIRCUITSANDGROUNDS.

SITE I.D.
ND23293-S

22.)ALLWIRINGSHALLBECOPPERWITHTHHN/THWNDUALRATED600VOLTSINSULATION.
23.)INTHEEVENTOFANYCONFLICTORINCONSISTENCYBETWEENITEMSSHOWNONTHEPLANSAND/OR
SPECIFICATIONS,THENOTE,SPECIFICATIONORCODEWHICHPRESCRIBESANDESTABLISHESTHEHIGHEST
STANDARDOFPERFORMANCESHALLPREVAIL.

FARGO EAGLE
RUN RELO

24.)SERVICECONDUITSSHALLHAVENOMORETHAN(2)-90°BENDSINANYSINGLERUN.THECONTRACTOR
SHALLPROVIDEPULLBOXESASNEEDEDWHERECONDUITREQUIREMENTSEXCEEDTHESECONDITIONS.
25.)ALLELECTRICALEQUIPMENTSHALLBEANCHOREDTOWITHSTAND100M.P.H.WINDSPEEDAND
DESIGNEDFOREXPOSUREC.

CALL 48 HOURS
BEFORE YOU DIG
(800-795-0555 OR 811)

26.)ALLCOAX,POWERANDTELEPHONESYSTEMCONDUITSSHALLHAVEAMINIMUM24"RADIUSSWEEPSTO
EQUIPMENT,PULLBOXES,MONOPOLE,ETC.,UNLESSOTHERWISENOTED,ORASREQUIREDBYUTILITY
COMPANIES.

81ST STREET SOUTH
MAPLETON TOWNSHIP, ND
58078-0000

27.)FUSETYPESHALLBEBUSSMANRKILOWPEAKFUSE(LPU-RK-100).
28.)CONTRACTORTOPROVIDEGUTTERTAP(S)ASREQUIRED.

T-MOBILE
LEASE
AREA

29.)CONTRACTORTOCOLORPHASECONDUCTORSBLACK(BPHASE),RED(APHASE),WHITE(NEUTRAL),
ANDGREEN(GROUND).

FUTURE
LEASE
AREA

CODES AND STANDARDS
ANSI
NEC
NEMA
NFPA
UL

UTILITY NOTES:

DATE:

09/02/21

1. PRINT POWER NOTES HERE.

PROJECT #:

XX-XXX
SHEET TITLE

FIBER NOTES

UTILITY PROVIDE INFORMATION

FIBER COMPANY: FIBER COMPANY NAME
CONTACT: CONTACT NAME
PHONE: (XXX) XXX-XXXX

TJR

CHECKED BY:

AMERICAN NATIONAL STANDARDS INSTITUTE
NATIONAL ELECTRICAL CODE, LATEST ADOPTED EDITION
NATIONAL ELECTRICAL MANUFACTURER'S ASSOCIATION
NATIONAL FIRE PROTECTION ASSOCIATION
UNDERWRITERS LABORATORIES, INC.

POWER COMPANY: CASS COUNTY ELECTRICAL COOP
CONTACT: BLAKE HOOVER
PHONE: (701) 356-4467

JP

DRAWN BY:

UTILITY ROUTING PLAN

1. PRINT FIBER NOTES HERE.

1

UTILITY ROUTING PLAN
SCALE: 1" = 8'

NOTE:

LINES SHOWN DO NOT REPRESENT THE EXACT LOCATION OF THE
CONDUIT RUNS CONTRACTOR TO VERIFY SERVICE LOCATIONS
w/ACTUAL FIELD CONDITIONS.

SHEET NUMBER

E-1
Page 19 of 52

UGE

UGE

W

H

T

H

T

EXISTING 10' WIDE
PLANTING/BUFFER
EASEMENT

UGE

UGE

UGE

UGE

UGE

ISSUED FOR REVIEW

UGE

B

UGE

DESCRIPTION

UGE

PROPOSED 555'
UNDERGROUND
PRIMARY ELECTRICAL,
APPROX. 555 LF
(BY UTILITY COMPANY)

UGF

UGE

UGE

UGE

40TH AVENUE W.

EXISTING TELE
HANDHOLE (TYP.)

ISSUED FOR REVIEW

UGFO
UGFO

UGFO
UGFO

UGFO
UGFO

UGFO
UGFO

A

UGFO
UGFO

UGFO
UGFO

NO.

UGFO
UGFO

UGFO
UGFO

UGFO
UGFO

UGE

UGFO
UGFO

UGFO
UGFO

REVISIONS

EXISTING PROPERTY LINE (TYP.)

UGE

DATE

33' WIDE STATUTORY R.O.W.

UGE

BY

D

H

Y

9973 VALLEY VIEW RD.
EDEN PRAIRIE, MN 55344
(952) 903-9299
WWW.DESIGN1EP.COM

E
W

EXISTING UNDERGROUND FIBER (TYP.)

DESIGN

S

30'

JP

T
T

15'

JP

EXISTING LIFT
STATIONS

E

7.5'

24" x 36" PRINT IS THE FULL SCALE
FORMAT. ANY SIZE OTHER THAN
THAT IS AT REDUCED SCALE.

09/02/21

G

0

07/30/21

EXISTING
TRANSFORMER

SBA TOWERS IX LLC,
A DELAWARE LIMITED LIABILITY COMPANY
5900 BROKEN SOUND PKWY NW
BOCA RATON, FL 33487
PHONE: 1-800-487-7483

SBA

SCALE 1" = 30'

EXISTING 10' WIDE
DRAINAGE &
UTILITY EASEMENT

EXISTING CULVERT

UG

UGF

EXISTING 7' CASS COUNTY R.O.W.

E
UG
F

EASEMENT 1 AREA

SITE I.D.
ND23293-S

PROPOSED 12' WIDE AGGREGATE
ACCESS DRIVE WITHIN 20' WIDE
ACCESS EASEMENT FURNISHED
AND INSTALLED BY CONTRACTOR
SEE DETAIL #3/C-2

FARGO EAGLE
RUN RELO

10' WIDE UTILITY COMPANY EASEMENT

81ST STREET SOUTH
MAPLETON TOWNSHIP, ND
58078-0000

EXISTING DEED LINE
EXISTING FILED EDGE (TYP.)

15TH STREET W.

PROPOSED 100' x 100'
SBA LEASE AREA

JP

DRAWN BY:

TJR

CHECKED BY:
DATE:

09/02/21

PROJECT #:

XX-XXX
SHEET TITLE

SITE UTILITY PLAN

SHEET NUMBER
CALL 48 HOURS
BEFORE YOU DIG
(800-795-0555 OR 811)

1

SITE UTILITY PLAN

E-2
Page 20 of 52

CITY OF WEST FARGO PLANNING AND COMMUNITY DEVELOPMENT
STAFF REPORT
A21-37
ZONING ORDINANCE AMENDMENTS
Zoning Ordinance Amendment to Sections 4-451.6 Automobile Parking Space Required
Applicant: City of West Fargo
Staff Contact: Lisa Sankey
Planning and Zoning Commission Public Hearing: 10/12/2021
City Commission Introduction:
Public Hearing & & 1st Reading:
2nd Reading
PURPOSE:
Amendments to the Off Street Parking Regulations
DISCUSSION AND OBSERVATIONS:
• During review of parking for office uses in recent years, it has been determined that the parking
required for office uses and medical uses may not necessarily reflect national standards or parking
need and are higher than our neighboring communities and typically higher than demand.
• Currently, general office uses are required one space per 200 square feet of gross floor area with
exceptions for beauty and barber shops of two spaces per operator, plus one space per employee
on the largest shift and for medical offices and clinics of five spaces per doctor, plus one space per
employee on the largest shift.
• Staff proposes the following Zoning Ordinance Amendment to 4-451.6 Automobile Parking Space
Required for Office Uses:
o General Office Uses: One Space per 300 square feet of gross floor area
o Medical Offices and Clinics: One Space per 200 square feet of gross floor area
NOTICES:
Sent to:
Notice in the newspaper and to City Departments
Comments Received:
• None to date.
CONSISTENCY WITH COMPREHENSIVE PLAN AND OTHER APPLICABLE CITY PLANS AND ORDINANCES:
• The proposed amendments do not make major substantive changes to the existing ordinances and
are consistent with the Comprehensive Plan.
RECOMMENDATIONS:
Staff is recommending approval of the proposed amendments.

1|P a g e

Page 21 of 52

4-450.

OFF-STREET PARKING AND LOADING REGULATIONS.

Subsections:
4-451.
4-452.
4-453.
4-454.

Automobile Parking Space Required.
Plans and Approval Required.
Design Standards.
Required Off-Street Loading Spaces.

4-451. AUTOMOBILE PARKING SPACE REQUIRED. No building shall
be erected, enlarged to the extent of increasing the floor area, or
changed in use unless there is provided on the lot, space for
parking of automobiles as specified below. When sufficient offstreet parking cannot be provided on the same lot or a lot
contiguous to the principal use because of unique circumstances,
and arrangements can be made to provide off-street parking on a
noncontiguous lot, such parking arrangements shall be considered by
the Planning and Zoning Commission on a case-by-case basis. The
Planning and Zoning Commission may grant permission to provide
parking on a noncontiguous lot provided traffic or land use
problems are not created, and a long-term agreement can be
negotiated so the required off-street parking is maintained as long
as the principal use exists.
The Planning and Zoning Commission may allow sharing of required
off-street parking by two separate uses provided the normal peak
parking times of the two uses do not coincide. Only the off-street
parking spaces not normally used by the off-peak use shall be
counted as off-street parking for the peak use. Each use shall
have the total required off-street parking available during their
respective periods of peak parking use. A long-term agreement
shall be negotiated whereby both uses are bound to the
establishment and maintenance of the shared off-street parking.
If it can be demonstrated by the property owner through market
studies or other means that the required off-street parking is
excessive and/or a lower parking demand is supported by the
Institute of Traffic Engineers Parking Generation manual and a
lesser requirement justifiable, the City Commission may reduce the
number of required spaces by passage of a resolution approved by a
majority of the members of the City Commission.
Parking areas shall be so designed that vehicles may enter,
circulate, park and exit in a convenient and orderly fashion.
Required off-street parking shall be provided in such a manner that
vehicles do not encroach on a public right-of-way. The minimum
size of each parking stall shall be nine feet by 19 feet, exclusive
of aisle width. For any parking area except for single, twofamily, and 3-4 unit townhome dwellings, a suitable means of
turnaround must be provided at maximum design capacity so no
vehicle shall back onto public streets or alleys. Where this
cannot be accomplished for parking lots of five (5) or fewer
vehicles, the City may consider an alternative design as a
conditional use.
Reference herein to "employee(s) on the largest shift" means the
maximum number of employees employed at the facility regardless of
the time period during which this occurs and regardless of whether
Page 22 of 52

any such person is a full-time employee. The largest shift may be
a particular day of the week or a lunch or dinner period in the
case of a restaurant.
The term "capacity," as used herein, means the maximum number of
persons which may be accommodated by the use as determined by its
design or by building or fire code regulations, whichever is
greater.
Any use not specifically mentioned below shall meet the
requirements for uses most clearly related as determined by the
Zoning Enforcement official.
The number of off-street parking spaces which shall be required are
as follows:
1.

Agricultural Support Uses - One space per employee on the
largest shift, plus one space per 200 square feet of
gross floor area provided for customer sales and service
operations.

2.

Residential Uses:

3.

a.

Single-Family - Two spaces per dwelling.

b.

Multiple Family Unites - One space per efficiency
dwelling unit and two spaces per dwelling unit for
one or more bedroom units or the floor area divided
by 440, whichever is greater.

Institutional, Recreational and Special Residential Uses:
a.

Camps (Day or Youth) - One space per employee on
the largest shift, plus one space per camp vehicle
normally stored on the premises.

b.

Church - One space per three seats of maximum
capacity.

c.

Community and Recreation Center - One space per 250
square feet of gross floor area, or one space per
four patrons to the maximum capacity, plus one
space per employee on the largest shift.

d.

Day or Nursery School, Child Care Facility - One
space per teacher/employee on the largest shift,
plus one per space per ten students for loading and
unloading.

e.

Group Dwellings, Fraternity or Sorority, Boarding
or Lodging Houses - One space per bedroom or
sleeping room, unless it can be demonstrated that
the occupants will not be driving.

f.

Libraries and Museums - One space per 350 square
feet of floor area or one space per four seats to
the maximum capacity, whichever is greater, plus
one space per employee on the largest shift.
Page 23 of 52

5.

g.

Monasteries,
Convents
One
space
per six
residents, plus one space per employee on the
largest shift, plus one space per five chapel seats
if the public may attend.

h.

Nursing Homes - One space per six patient beds,
plus one space per employee on the largest shift.

i.

Schools:
(1)

Elementary and Junior High - One space per
teacher and staff member.

(2)

Senior High - One space per teacher and staff
member on the largest shift, plus one space
per five students.

(3)

College, Trade and Vocational - One space per
staff member of the largest shift, plus one
space per four students of the largest class
attendance period.

j.

Swimming Facility - One space per 100 square feet
of gross water area, plus one space per employee on
the largest shift.

k.

Tennis, Racquetball, Handball Courts - Two spaces
per court, plus one space per employee on the
largest shift.

l.

Bowling Alley - Three spaces per lane, plus one
space per employee on the largest work shift.

m.

Miniature Golf - One space per hole, plus one space
per employee on the largest work shift.

n.

Outdoor Theatre - One space per four patrons to the
maximum capacity of the facility inclusive of both
indoor and outdoor capacity.

o.

Skating Rink, Ice or Roller - One space per 300
square feet of gross floor area.

p.

Health Club - One space per 100 square feet of
gross floor area, plus one space per employee on
the largest shift.

q.

Golf Courses - Five spaces per hole.

r.

Other Commercial Recreational Uses - One space per
four patrons to the maximum capacity of
the
facility, or one space per 250 square feet of gross
floor area, whichever is more appropriate.

Commercial and Entertainment Uses, Except as Specifically
Designated Below - One space per 250 square feet of gross
floor area of customer sales and services, plus one space
Page 24 of 52

per 250 square feet of storage and/or office gross floor
area.
a.

Banks - One space per 200 square feet gross floor
area.

b.

Eating and Drinking Establishments - One space per
four patron seats or one space per 100 square feet
of gross floor area, whichever is greater, plus one
space per employee on the largest shift.

c.

Fast Food Establishments:
(1)

With Seating - One space per three patron
seats, plus one space per employee on the
largest shift.

(2)

Without Seating - One space per 200 square
feet of gross floor area, plus one space per
employee on the largest shift.

d.

Funeral Home - One space per four patron seats or
25 spaces per chapel unit, whichever is greater.

e.

Grocery or Supermarket - One space per 200 square
feet of gross floor area or customer sales and
service, plus one space per 200 square feet gross
floor area of storage.

f.

Hospital - One space per three patient beds, plus
one space per staff doctor and per employee on the
largest shift.

g.

Hotel or Motel - One space per room or suite, plus
50 percent of the spaces otherwise required for
accessory uses, e.g. restaurants and bars.

h.

Private Clubs and Lodges - Required parking spaces
are to be determined by the specific uses
associated with the facility.

i.

Repair Services - A minimum of three spaces shall
be provided for the first 2,000 square feet of
gross floor area, plus one additional space for
each 1,000 square feet of gross floor area
thereafter, plus one space per employee on the
largest shift.

j.

Furniture and Home Furnishing Stores - One space
per 500 square feet of customer sales, plus one
space for every 1,000 square feet of storage area.

k.

Self-Service
machines.

l.

Assembly or Exhibition Hall, Sports Arenas,
Theaters and Auditoriums - One space per five seats
based on maximum capacity.

Laundry

-

One

space

per

three

Page 25 of 52

6.

7.

m.

Taverns, Dance Halls, Night Clubs and Lounges - One
space per 50 square feet of gross floor area.

n.

Vehicle Sales - Six parking spaces plus one space
per 500 square feet of gross floor area over 1,000
feet.

o.

Vehicle Repair and Maintenance Services - One space
per 400 square feet of gross floor area, plus one
space per employee on the largest shift.

p.

Games of Chance Operations - One space per three
patron seats.

Offices Uses, Except as Specifically Designated Below One space per 200 300 square feet of gross floor area.
a.

Beauty and Barber Shops – Two spaces per operator,
plus one space per employee on the largest shift.

b.

Medical Offices and Clinics - Five spaces per
doctor, plus one additional space per employee on
the largest shift. One space per 200 square feet
of gross floor area.

Industrial Uses, Except as Specifically
Designated
Below - One space per employee on the largest shift, plus
one space per company vehicle regularly stored on
premises.
a.

Veterinary Office - Three spaces per doctor, plus
one space per employee on the largest shift.

b.

Adult Entertainment Center - One space per employee
on the largest shift, plus one space per 150 square
feet of gross floor area.

8.

Nursery Uses - One space per employee on the largest
shift, plus one space per 500 square feet gross floor
area of inside sales or display.

9.

Handicapped Parking - All parking lots must be designed
to provide handicapped parking spaces according to
standards established under Americans with Disabilities
Act (ADA).

Source:

Ord. 434, Section 1 (1992); Ord. 458, Sec. 18 (2005); Ord. 1049,
Sec. 38 (2015).

4-452. PLANS AND APPROVAL REQUIRED. Plans for improved, new
or expanding private driveways and off-street parking spaces, shall
be prepared and submitted to the City Building Administrator and
City Planner for review and approval. Before approving any private
driveway or parking layout, the Building Administrator and City
Planner shall satisfy themselves that the driveway and/or spaces
provided are usable and meet standard design criteria. All
driveways and off-street parking spaces within the City limits
shall be improved with a concrete or bituminous surface except for
structures which are located on public roads or alleys that are
graveled. In lieu of improving all driveways and off-street
Page 26 of 52

parking spaces in industrial areas, a property owner may submit a
plan demonstrating that improved driveways and off-street parking
spaces will, within reason, retain soils, mud or other loose
materials from being carried onto public streets by vehicles or
equipment, i.e., by improving with concrete or bituminous surface
fifty (50) feet or more of the area on the property where access to
the public street(s) is gained. In addition to providing improved
driveways and parking areas, industrial areas may need to expand
those areas with gravel and/or crushed concrete to avoid carrying
soils, mud or other loose materials into the street(s). All
required off-street parking spaces shall be clearly marked. All
parking lots being hard surfaced must be designed and striped to
meet the design standards according to Section 4-453.
Source:

4-453.

Ord. 434, Sec. 2 (1992); Ord. 458, Sec. 19 (2005); Ord. 916,
Sec. 48 (2012); Ord. 976, Sec. 4 (2013); Ord. 989, Sec. 1
(2014); Ord. 1066, Sec. 1 (2016)

DESIGN STANDARDS.

1.

In all residential districts, required parking spaces
shall be located on the same premises as the use they
serve. In other districts, they shall be located on the
premises or within 300 feet distance.

2.

Parking areas for one or two family dwellings shall be in
the garage, in the rear or side yards, or on the driveway
leading to the garage only.

3.

Parking areas shall be used for automobile parking only,
with no sales, dead storage, repair work, dismantling or
servicing of any kind permitted.

4.

All uses, excluding one and two family residences, where
parking or access facilities are located within 20 feet
of a one or two family property line shall be required to
effectively screen their parking facility from the
residential use. Screening may include a sight obscuring
fence at least 5 feet in height or plantings of
sufficient type, density, and height so as to provide
year-round screening. Before a building permit shall be
issued, the building official shall approve the screening
proposal.

5.

Off-street parking areas shall be improved with a durable
surface, afford adequate drainage and shall have bumper
guards, unless owner can establish to the satisfaction of
the Building Official that such guards are not necessary.
Source:

Ord. 1049, Sec. 39 (2015)

Page 27 of 52

PARKING LAYOUT REQUIREMENTS FOR 9 FOOT BY 18.5 FOOT
STALLS AT VARIOUS ANGLES
DIMENSION

ON
DIAGRAM

Stall width, parallel
to aisle

A

12.7

10.4

Stall length of line

B

25.0

22.0

20.0

18.5

Stall depth

C

17.5

19.0

19.5

18.5

Driving aisle width
between stall lines

D

12.0

16.0

23.0

26.0

Stall depth, interlock

E

15.3

17.5

18.8

18.5

Module, edge of pavement to
interlock

F

44.8

52.5

61.3

63.0

Module, interlocking

G

42.6

51.0

61.0

63.0

Module, interlock to
curb face

H

42.8

50.2

58.8

60.5

Bumper overhang (typical)

I

2.0

2.3

2.5

2.5

Offset

J

6.3

2.7

0.5

Side and rear yard setback

K

Lots in Resident ial & C
Districts
Which
Abut
Residential
Districts:
5 feet.
Other Districts:
None

Cross aisle, one-way
Cross aisle, two-way

L

MINIMUM DIMENSIONS (feet)
45
60
75
90

-

14.0
24.0

14.0
24.0

9.3

14.0
24.0

9.0

0.0

14.0
24.0

Front yard setback
(Parking Lots)

M

Setback from principal
building

10' in Residential Districts
or for Residential Uses in
"C" Districts.
Other:
None.

N

Residential Districts: 10
feet.
Other Districts: 5 feet

Front lot line to drive
(landscape area)

O

Side and rear lot line to
drive (landscape area)

10' in Residential Districts
or for Residential Uses in
"C" Districts.
Other:
None.

P

Residential & C Districts: 5
feet.
Other Districts:
None

Source:

Ord. 334, Sec. 3 (1992); Ord. 455, Sec. 7 (1993); Ord. 916, Sec. 49
(2012).

Page 28 of 52

4-454.
REQUIRED OFF-STREET LOADING SPACES. REQUIRED
OFFSTREET LOADING SPACES. Commercial and industrial uses shall
provide for loading areas on the property which do not affect
traffic on public streets. Adequate space shall be provided on the
property to allow for ingress into the property, circulation within
the property and egress from the property. Loading areas shall be
shown on a site plan and approved by the City Planner and Building
Administrator as part of the building permit. Loading spaces
required under this section shall be at least 50 feet long and 12
feet wide. Every lot used for commercial or industrial purposes
and having a building or buildings with a total floor area of at
Page 29 of 52

least 10,000 square feet and every lot used for office or research
purposes on which there is a building or buildings having a total
floor area of at least 20,000 square feet, shall be provided with
an off-street loading space. An additional off-street loading
space shall be required for lots used for commercial or industrial
purposes where the floor area of all buildings exceeds 100,000
square feet.
Source:

Ord. 458, Sec. 20 (2005)

Page 30 of 52

CITY OF WEST FARGO PLANNING AND COMMUNITY DEVELOPMENT
STAFF REPORT
A21-38
ZONING ORDINANCE AMENDMENTS
Zoning Ordinance Amendment to 4-434 DMU: Downtown Mixed Use District
Applicant: City of West Fargo
Staff Contact: Lisa Sankey
Planning and Zoning Commission Public Hearing: 10/12/2021
City Commission Introduction:
Public Hearing & & 1st Reading:
2nd Reading
PURPOSE:
Amendment to the DMU: Downtown Mixed Use Mixed Use District
DISCUSSION AND OBSERVATIONS:
• When the DMU: Downtown Mixed Use District was adopted by the City Commission on January 6,
2020 a section regarding setbacks for new construction of multi-use buildings adjacent to
residential properties was presented and included in the 2nd reading; however, was not published
in the text. This proposed amendment would add this to the current ordinance under Section 4434.4.2.B.
• The proposed amendment states that a minimum side or rear yard setback of 20 feet for each
additional floor above 35 feet is required where new construction is adjacent to one and two-family
zoning districts.
NOTICES:
Sent to:
Notice in the newspaper and to City Departments
Comments Received:
• None to date.
CONSISTENCY WITH COMPREHENSIVE PLAN AND OTHER APPLICABLE CITY PLANS AND ORDINANCES:
• The proposed amendments do not make major substantive changes to the existing ordinances and
are consistent with the Comprehensive Plan. The amendment will increase compatibility with any
potential adjacent lower density residential districts.
RECOMMENDATIONS:
Staff is recommending approval of the proposed amendment.

1|P a g e

Page 31 of 52

4-434.

"DMU" DOWNTOWN MIXED USE DISTRICT.

Source: Ord. 1148, Sec. 3 (2020); Ord. 1186, Sec. 1 (2021)

4-434.1. Statement of Intent. The intent of the DMU District
is to provide elements which promote the principles of good
planning and design as outlined in West Fargo 2.0. The elements
are walkability, connectivity, mixed-use, scale, intensity and
hidden parking. New development, redevelopment, or the reuse of
existing land and buildings should be encouraged to better meet the
local goal of achieving more walkable and bikeable corridors and a
better connected village core. Additional growth and development
within this connected village core is most desirable due to the
presence of existing infrastructure and proximity of services. New
development and redevelopment within this district should create
and/or contribute to the character of a district that supports the
City's goal of providing a cultural core of the community that
creates a place residents come to gather and a place that is
exciting to visit. New development and redevelopment should
encourage civic pride, social and economic activity, and provide
for a neighborhood that exemplifies the identity of West Fargo.
4-434.2. Uses. All uses are permitted in the DMU District,
except the following uses, as defined in Section 4-200, which are
not considered consistent with the intent of the district due to
the inability to provide compatibility with the variety of
traditional uses found within the district:
1.

Adult Entertainment Center

2.

Behavioral Health Care Facility

3.

Heavy Industrial Uses

4-434.3
1.

Site Design Standards.

Building Orientation.
A.

All ground level facades facing a public or
approved private street must meet the following
requirements.
i.

Functioning building entries must be provided
every 70 feet along street facades. Entries
must lead to habitable space.

ii.

Where a building fronts two or more streets, a
secondary façade under 50 feet in length is
exempt from the entry requirement.

iii. Loading docks and service
permitted facing a street.

areas

are

not

Page 32 of 52

B.

Setbacks along public or approved private streets
are must be within the range of zero to eight feet
and meet the following requirements.
i.

Buildings may be set back from zero to two
feet for architectural necessity including
footings, cornices, fire risers, balconies,
and similar building attachments.

ii.

Building may be set back at eight feet to
provide for an expansion of the public
sidewalk.

iii. Building setbacks may increase according to
the uses of Table 1.
Table 1. Maximum Street Setbacks
MAXIMUM SETBACK

10 Feet

Merchandising

12 Feet

Seating, stoop, public art

18 Feet

Outdoor dining, porch

20 Feet
4-434.4.
1.

USE

Public plaza

Lot Design Standards.

Parking Areas.
A.

Parking lots are required to be designed to share
access
with
adjoining
properties
to
avoid
unnecessary additional access and open space which
is difficult to maintain or provides no benefit to
the district.

B.

Maximum parking allowed for a use may not exceed
the parking minimum requirements found
within
Section 4-450: Off Street Parking and Loading
Regulations.

C.

Parking lots are required to be hidden with first
priority to be placed out of sight of a public or
approved private street.

D.

On-street parking is encouraged where possible and
is to be designed at the discretion of the City
Engineer and Director of Planning and Zoning and
approved by the City Commission.

E.

Where parking lots front a public or approved
private street, a minimum 5 foot decorative buffer
is required to include pedestrian friendly areas
that also include plantings which hide the parking
Page 33 of 52

area.
2.

Building Construction.
A.

Ground floor facades facing a public or approved
private street must have a minimum of 50% clear
glass.
i.

Corner lots must have a minimum of 30% clear
glass facing the secondary street.

ii.

Glass percentage is calculated individually
for each facade and is measured between two
and ten feet in height above grade along the
length of the facade.

iii. Glass
calculations
include
glass
windows, and storefront systems.
iv.
B.

doors,

Glass requirements to not apply to elevations
facing an alley.

New construction is required to be a minimum of two
stories.
i.

A minimum side or rear yard setback of 20
feet for each additional floor above 35 feet
is
required
where
new
construction
is
adjacent
to
one
and
two-family
zoning
districts.

C.

The remaining ground floor façade is required to
consist of durable materials.

D.

Residential lap-siding and corrugated metals or
fiberglass siding are not allowed. Downtown
building facades must use durable materials.
Durable materials include:
i.

Brick.

ii.

Stucco - however, EIFS is not permitted within
36 inches of finished grade.

iii. Heavy Timber.
iv.

Cementitious siding.

v.

Wood.

vi.

Slate.

vii. Architectural panel composed of metal, wood,
or fiber cement.
Page 34 of 52

E.

3.

4.

Utilities associated with private and/or public
facilities as well as rooftop or tenant spaces are
required to be screened from view of the public
sidewalk.

Signage.
A.

Where a building is meeting the required zero front
setback line, an encroachment of a wall sign or
protruding wall sign at the ground level floor with
a safe clearance may occur with appropriate
approval of an encroachment agreement with the City
as approved by the City Commission.

B.

Off-premise signage within the district is allowed
as a conditional use following the provisions set
forth in Section 4-550 of City Ordinances. Signage
within the district should take into account the
characteristics of its surrounding area and the
intent and context of a downtown environment. The
Commission should deliberate such items as size,
intensity of light or color, and motion to avoid
nuisance factors to the public and neighboring
uses.

Streetscape. Improvements within City right of way are
to be designed at the discretion of the City Engineer and
Director of Planning and Zoning and approved by the City
Commission. Any permanent encroachments into City right
of way will require review and approval by the City
Commission.

4-434.5.

Other Applicable Regulations:

Section 4-440 Supplementary District Regulations
Section 4-450 Off-Street Parking and Loading Requirements
Section 4-460 Sign Regulations

Page 35 of 52

FACT SHEET
WEST FARGO CITY COMMISSION
October 12, 2021
BACKGROUND:
PURPOSE:

CO: Corridor Overlay Plan Review at 765 32nd Ave W (Lot 2, Block
1 of Eagle Run Plaza 12th Addition), City of West Fargo North Dakota

EXISTING LAND USE:

Vacant

PROPOSED LAND USE: Commercial Office/Retail Condo
EXISTING ZONING:

CO: Corridor Overlay & C: Light Commercial

PARCEL SIZE:

9,896 square feet

The applicant has submitted site plans, including elevations showing a 1,500 square foot, twostory structure for use as office space.
Under Section 4-431.5.2.a, there is a higher construction standard for areas in the CO: Corridor
Overlay District requiring the applicant receive approval of site and building plans prior to
approval of a building permit for those areas along Sheyenne Street between Interstate 94 as
well as 40th Avenue, 32nd Avenue west of Sheyenne Street and 13th Avenue East.
The Building Construction standards under 4-431.5. of the CO: Corridor Overlay District limits
Light Commercial properties to no more than 30% metal or fiberglass on all walls fronting a
public street provided it is coordinated into the architectural design. Seventy percent (70%) of
any wall (facade area) which fronts on a public street shall be constructed of glass, brick, wood,
stone, architectural concrete cast in place or precast concrete panels, or, as approved by the
Commission(s), other integrated materials per the architectural design. The building does not
front a public street; however, is faced with a combination of glass, LP siding (wood composite),
brick, steel and metal, which would exceed the standard.
Setbacks for the building are more than adequate for the CO: Corridor Overlay District, as is the
landscaping.
Under the original subdivision plat, a requirement for sidewalk or multi-use path connectivity
within the subdivision was a condition of approval and addressed in a signed improvement
agreement. The applicant has submitted a plan showing connectivity to the 33rd Avenue West
sidewalk.
Required parking for general office uses would be would be one space 200 square feet of gross
floor area and the developer intends for share parking for the proposed four buildings/lots. Fortyfive (45) parking spaces would be required, with the site plan showing 45 spaces.

Page 36 of 52

Cross access easements within the plat provide access to 6th & 9th Streets West, as well as to
32nd and 33rd Avenues West. Direct driveway access to this lot is proposed to the north, along
the east/west cross access easement.
The submitted information shows that City plans and development requirements can be met.
Staff’s recommendation is to approve the site and elevation plans for submittal to the City
Commission with the condition that all provisions of West Fargo City Ordinances are met to
ensure sufficient review is provided for building inspections and other City departments

Page 37 of 52

Page 38 of 52

Page 39 of 52

Page 40 of 52

Page 41 of 52

Project Number

9/21/2021 3:55:08 PM

Author

30' - 0"
30' - 0"

12' - 3 3/4"

22' - 6"
3' - 6"

5' - 4 1/2"

12' - 3 3/4"

7' - 6"

12' - 2 1/4"

6' - 9 3/4"

3' - 6"

7' - 6"

12' - 2 1/4"

10' - 9 3/4"

3' - 6"

4
4' - 0"

207

4' - 8 3/4"

5' - 2"
MIN 5' CLR.

A101

DATE:

10' - 0 1/4"

3' - 3 1/16"

203

204

50' - 0"

10' - 1 1/4"

6' - 10"

Office

Office

2074

3' - 3 1/4"

A
203

202

DN

4

Bath
202
5' - 3 1/2"

0' - 11"

Rough
Width

Count

Exterior Stair Detail
1/4" = 1'-0"

7' - 5"

101

3' - 7"

G

B

A

Coffee Bar

11' - 0 7/8"

Conference

11' - 1 1/2"

A

Type Mark

Type

Width

Height

Rough
Height

2x6
A

Open Area
201

D

E

D

A

11' - 1 1/2"

2x6

2x6

7' - 5 1/2"

7' - 5 7/8"

8' - 4 1/2"

19' - 9"

101A

8' - 4 1/2"

5' - 0"

2x6

6' - 0 7/8"

3' - 8 1/2"

12' - 6 1/8"

3' - 8"

Window Schedule

E
4050
A
5050
G
5070
D
8050
B
8070
Grand total: 23

4' - 0"
5' - 0"
5' - 0"
8' - 0"
8' - 0"

5' - 0"
5' - 0"
6' - 4"
5' - 0"
6' - 4"

1
18
1
2
1

Door Schedule

21' - 6"

5' - 6"

3' - 6"

9' - 3 5/8"

11' - 8 3/8"

30' - 0"
17' - 8 1/4"

1

Level 1
1/4" = 1'-0"

CONSTRUCTION NOTES
WALL HEIGHT = 9' - 1 1/8", TYP.
-16" OC STUD SPACING, TYP.
-VERIFY ROUGH OPENINGS WITH G.C.
-PROVIDE HANDRAIL BACKING

2

Level 2
1/4" = 1'-0"

CONSTRUCTION NOTES
WALL HEIGHT = 9' - 1 1/8", TYP.
-16" OC STUD SPACING, TYP.
-VERIFY ROUGH OPENINGS WITH G.C.
-PROVIDE HANDRAIL BACKING

3' - 6"

101A
101B
101C
101E
102
103
104
105
106
201
202
203
205
206
207
208
2074
OHD 105

3' - 0"
3' - 0"
3' - 0"
1' - 2"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
3' - 0"
10' - 0"

Height
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
7' - 0"
8' - 0"

PAGE:

A101

ATTENTION

5' - 0"

Width

Lot 2

Mark

18' - 9 5/8"

ANY USE, REPRODUCTION, COPYING, MODIFICATION, OR DERIVATIVE WORK
OF THE PLAN(S) FURNISHED BY DIETRICH CONSTRUCTION IS A VIOLATION OF
THE UNITED STATES FEDERAL COPYRIGHT ACT.

4' - 2 1/8"

102
UP

A

8' - 3"

8' - 3"

Bath

3

2x4

8' - 3"

102
8' - 3 5/8"

8' - 3 5/8"

101B

8' - 3"

4' - 1 1/2"

103

206

Deck Supports by GC

5' - 4 1/2"

A
104

205

4' - 1 1/2"

A

206

4' - 2 1/8"

103

205

A

10' - 1 1/4"

104

50' - 0"

Office

10' - 1 1/4"

6' - 10"

10' - 1 1/4"

6' - 10"

12' - 0"

Office

Office

4' - 9 1/4"

A

5' - 8 1/4"

A

Office

6' - 9 3/16"

5' - 3"
10' - 0 1/4"

10' - 0 1/4"

8' - 7 1/4"

6' - 9"

Printer

Office Stair Detail
1/4" = 1'-0"
CUSTOMER ACCEPTS PLAN AS DRAWN:

3

OHD
105

NAME:

208

Plans furnished by Dietrich Construction were prepared by draftsmen who are not
qualified as professional architects or engineers. Dietrich Construction expressly
disclaims any liability for errors on these plans. Use of such plans are at the risk of
the user and are furnished WITHOUT ANY WARRANTY. Responsibility for the usage
of correct structural materials, spans, load bearing, and construction methods are the
responsibility of the builder, owner, or user of these plans.

106

3' - 8"

4' - 3"

20' - 6 1/4"
10' - 1 1/4"

207

A

105

12' - 3 3/4"

8' - 3 5/8"

208

0' - 11"

A

Open Area

11' - 0 7/8"

Office

DISCLAIMER OF WARRANTIES

106

Office

10' - 6"

10' - 6"

11' - 11"

Mech / Storage

50' - 0"

A

201

6' - 10"

105

A
Ab
ov
e

6' - 3"

Re
zn
or

A

10' - 6"

A

DN

0' - 6 11/16"

UP

0' - 6 11/16"

A101

Page 42 of 52

3
South
1/4" = 1'-0"
B

Aluminum Awning Supports by GC

A

North
1/4" = 1'-0"
2

A

A
A

4
West
1/4" = 1'-0"

A

Level 2
10' - 7 1/8"
Truss Bearing
9' - 1 1/8"

A
OHD
105

105

A

Vertical Siding Black

A

A
A

4" Horizontal Siding

10' - 0"

A
101A

201

Horizontal Siding

Deck Supports by GC
A
A

A
A

G
Thin Brick

Level 1
0' - 0"

East
1/4" = 1'-0"

Horizontal Siding

A

PAGE:

A102

NAME:

A

CUSTOMER ACCEPTS PLAN AS DRAWN:

Vertical Siding Black

Plans furnished by Dietrich Construction were prepared by draftsmen who are not
qualified as professional architects or engineers. Dietrich Construction expressly
disclaims any liability for errors on these plans. Use of such plans are at the risk of
the user and are furnished WITHOUT ANY WARRANTY. Responsibility for the usage
of correct structural materials, spans, load bearing, and construction methods are the
responsibility of the builder, owner, or user of these plans.

A

ANY USE, REPRODUCTION, COPYING, MODIFICATION, OR DERIVATIVE WORK
OF THE PLAN(S) FURNISHED BY DIETRICH CONSTRUCTION IS A VIOLATION OF
THE UNITED STATES FEDERAL COPYRIGHT ACT.

1
E

DISCLAIMER OF WARRANTIES

D

ATTENTION

DATE:

Vertical Siding Black

8' - 0"

[No Slope]

Lot 2

6' - 8"

Project Number
9/21/2021 3:55:08 PM

Author

TO Building
22' - 2 1/4"

TO Wall
21' - 2 1/4"
2nd Floor Truss
Bearing
19' - 8 1/4"

D

Vertical Black Siding

[No Slope]

Page 43 of 52

CITY OF WEST FARGO PLANNING & COMMUNITY DEVELOPMENT
STAFF REPORT
A21-20
CONDITIONAL USE PERMIT
2900 Sheyenne Street
Lot 2, Block 1 of Eagle Run Plaza 11th Addition, City of West Fargo, North Dakota
Applicant/Owner: 25th Street Investments
Staff Contact: Lisa Sankey
Planning & Zoning Commission Public Hearing:
06-08-2021 – Tabled; 08-10-2021 Continued;
10-12-2021
City Commission:
PURPOSE:
Constructing an off premise sign within the Entertainment Mixed Use District.
STATEMENTS OF FACT:
Land Use Classification:
Existing Land Use:
Current Zoning District(s):
Zoning Overlay District(s):
Total area size:
Adjacent Zoning Districts:

Adjacent street(s):
Adjacent Bike/Pedestrian Facilities:
Available Parks/Trail Facilities:

G-4A Core Retrofit Growth Area
Vacant
EMU: Entertainment Mixed Use District
CO: Corridor Overlay District
1.48 Acres
North – C: Light Commercial
South – PUD: Planned Unit Development (Commercial)
West – C: Light Commercial (Fire Station) & R-2: Limited
Multiple Dwellings
East – A: Agricultural
Sheyenne Street (Arterial); 29th Avenue West (Local Street)
Multi-use path along 32nd Ave W and Sheyenne St.
Plaza within the development to the south

DISCUSSION AND OBSERVATIONS:
• The applicant has submitted an application, as well as site and elevations of the proposed
freestanding sign. The proposed sign is a 48-foot high, 315 ft² video board on the northeast corner
of the property.
• EMU: Entertainment Mixed Use District zoning district allows for off-premise signage as a
conditional use with the statement that “Signage within the district should take into account the
characteristics of its surrounding area and the intent and context of a vibrant entertainment
environment. The Commission should deliberate such items as size, intensity of light or color, and
motion to avoid nuisance factors to the public and neighboring uses.”
• The definition provided in Section 4-460 of City Ordinances for an “Off-Premise Sign” is as follows:
“An advertising sign not related to the premises on which it is located.”
• The property to the south is developed with a multi-tenant mixed building with varying general
commercial and residential uses as well as a community plaza.
• The specific conditions for off-premise signs in the EMU District are that:
o Off-premise signage within the district is allowed as a conditional use following the provisions
set forth in Section 4-550 of City Ordinances. Signage within the district should take into
1|P a g e

Page 44 of 52

CITY OF WEST FARGO PLANNING & COMMUNITY DEVELOPMENT
STAFF REPORT

o

account the characteristics of its surrounding area and the intent and context of a vibrant
entertainment environment. The Commission should consider such items as size, intensity of
light or color, and motion to avoid nuisance factors to the public and neighboring uses
Off-premise signs are allowed in “HC”: Heavy Commercial, “LI”: Light Industrial, “M”: Heavy
Industrial, “DMU”: Downtown Mixed Use, and “EMU”: Entertainment Mixed Use Districts. No
off- premise sign shall exceed seven hundred fifty (750) square feet in area, unless otherwise
approved through the conditional use permit process. No two off-premise signs may be placed
less than two hundred fifty (250) feet apart, unless said signs are separated by buildings or
other obstructions in such a manner that only one sign is visible from the roadway at any time.

CRITERIA FOR GRANTING CONDITIONAL USE PERMIT:
With reference to the criteria for granting conditional uses, the following is noted:
1. Ingress and egress to property and proposed structures thereon with particular reference to
automotive and pedestrian safety and convenience, traffic flow and control, and access in case
of fire or catastrophe.
 No concerns noted.
2. Off-street parking and loading areas where required, with particular attention to the items in
(1) above and the economic, noise, glare or odor effects of the special exception on adjoining
properties and properties generally in the district.
 No concerns noted.
3. Refuse and service areas, with particular reference to the items in (1) and (2) above.
 No concerns noted.
4. Utilities, with reference of locations, availability, and compatibility.
 No concerns noted.
5. Screening and buffering with reference to type, dimensions, and character.
 No concerns noted.
6. Signs, if any, and proposed exterior lighting with reference to glare, traffic safety, economic
effect, and compatibility and harmony with properties in the district.
 Discretion and discernment should be given by the Commission taking into account scale
of the sign against the adjacent properties as well as concerns from neighboring properties
notified as well as the general public. A previous application for an off-premise sign in this
district took into account light intensity as it was brought up as a concern from nearby
residential property owners.
7. Required yards and other open space.
 No concerns noted.
8. Soil conditions, as they relate to on-site sewage disposal, water supply, basement excavating,
road construction and related land use.
 No concerns noted.
9. General compatibility with adjacent properties and other property in the district.
 The property is within the Entertainment Mixed Use Zoning District and compatible uses
and buildings have been previously approved within the subdivision. Across Sheyenne
Street to the east is currently vacant agricultural land and to the north is C: Light
Commercial property.

2|P a g e

Page 45 of 52

CITY OF WEST FARGO PLANNING & COMMUNITY DEVELOPMENT
STAFF REPORT
NOTICES:
Sent to:
Property owners within 350’ and applicable agencies and departments.
Comments Received: None to date. Awaiting comments from Engineering related to traffic safety.
CONSISTENCY WITH COMPREHENSIVE PLAN AND OTHER APPLICABLE CITY PLANS AND ORDINANCES:
• Signage of this nature is not specifically addressed in the Comprehensive Plan, but should be
considered in context to the approved district. The EMU zoning district notes, in part, that signage
within the district should take into account the characteristics of its surrounding area and the intent
and context of a vibrant entertainment environment. Staff is of the belief that the proposal should
be considered for its scale adjacent to the buildings and the district to which it is in, as well as the
surrounding context, including the following items:
o The property is located within the Core – Retrofit Growth sector, which seeks to provide more
walkable and bikeable corridors. The Comprehensive Plan notes that walkability, in part,
describes an environment in which people feel comfortable walking. The scale of the sign is
intended primarily for vehicular traffic and does not help create a people-oriented
environment to encourage walkability. Additionally, the sign is proposed adjacent to a multiuse path.
o The proposed location of the sign is at the edge of the Entertainment Mixed Use District and
also adjacent to smaller scaled buildings and locations where the proposed sign would not be
permitted.
o The property in which the sign is proposed is currently vacant. Therefore, there is no scale of
the building in which to compare compatibility of the built environment.
o Due to the nature of the sign as off-premise advertising, the sign does not compliment or
enhance a vibrant entertainment district in which the sign is located.
o On-premise advertising would be permitted at this location, however the maximum size of the
sign would be 150 ft² and have a maximum height of 35’ if setbacks were met. The height and
size of the proposed sign exceeds maximums of an on-premise sign that would otherwise be
permitted at this location.
UPDATE:
The applicant requested that this item be continued at the August 10, 2021 meeting. At the September
14, 2021 meeting, the Planning and Zoning Commission made a motion to continue until the October
12, 2021 meeting.
•

•
•

The applicant has submitted plans for a smaller, four sided monument style sign in which the
portions visible from Sheyenne Street would be 176 square feet total (112 square feet on the front
and back of the sign and 64 square feet on the sides). The sign would be a little less than 20’ in
height.
A site plan shows placement of the sign at the corner of 29th Avenue West and Sheyenne Street.
Signs would not be allowed within an easement.
Under 4-460.9.2 General Sign Regulations in the EMU District, Multiple tenant signs on a
freestanding sign structure may not exceed one hundred fifty (150) square feet, except that if a
setback of twenty (20) feet from the street right-of-way in front is provided, the total signage may

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Page 46 of 52

CITY OF WEST FARGO PLANNING & COMMUNITY DEVELOPMENT
STAFF REPORT

•

be increased to two hundred (200) square feet. With a setback 20 feet it would meet the maximum
size for an on premise sign.
Staff would encourage the Commission to review the Statement of Intent when considering the
sign. Specifically, within the Statement of Intent: “New development and redevelopment should
be in mixed-use buildings which will create and/or contribute to the overall vibrancy of a district
that supports entertainment and employment activity twenty-four hours a day and seven days a
week.”

RECOMMENDATIONS:
It is recommended that the City reject the proposed application on the basis that it is not consistent
with City plans and ordinances.
OR
Should the City Planning Commission and City Commission find the proposed application to meet the
intent of the Entertainment Mixed Use District and that it is consistent with the characteristics of the
surrounding area and the intent and context of a vibrant entertainment environment, then It is
recommended that the City approve the proposed revised application for the smaller, monument style
sign on the basis that with conditions that it could be considered consistent with City plans and
ordinances with recommended conditions of approval as follows:
1. The sign is of similar style as proposed in the revised elevation with a monument style sign on brick
base matching the existing building.
2. The sign not exceed the size requirements outlined in Section 4-460.9.2 of City Ordinances.
3. The sign will be brought back for review and possible revocation should adjacent property owners
or the users of the adjacent path and roadway bring concerns related to intensity of light or color
or motion.
4. A Signed Conditional Use Permit Agreement is received.

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Page 47 of 52

Shey
enn
eR
iver

A21-20
Subject Property

5TH ST W

29TH AVE W

SHE Y
E NNE

ST

6TH ST W

6TH
S

TW

30TH AVE W

32ND AVE W

32ND AVE E

I

Page 48 of 52

Shey
enn
eR
iver

A21-20
Subject Property

5TH ST W

29TH AVE W

SHE Y
E NNE

ST

6TH ST W

6TH
S

TW

30TH AVE W

32ND AVE W

A: Agricultural
DMU: Downtown Mixed Use
EMU: Entertainment Mixed Use
C: Light Commercial
C-OP: Commercial Office Park

HC: Heavy Commercial
LI: Light Industrial
M: Heavy Industrial
P: Public
PUD: Planned Unit Development

32ND AVE E

R-R: Rural Residential
R-1E: Rural Estate
R-L1A: Large Lot Single Family
R-1A: Single Family
R-1: One and Two Family

R-1S: Special One and Two Family
R-1SM: Mixed One and Two Family
R-2: Limited Multiple Dwelling
R-3: Multiple Dwelling
R-4: Mobile Home
R-5: Manufactured Home
Page 49 of 52

I

FILE NAME: EAGLERIDGE-DEVELOPMENT-NORTHERN-LIGHTS-WEST-FARGO-PY-EMC-V3.AI
All original designs are exclusive property of Scenic Sign Corp. BOX 881 ST. CLOUD MN 56302 (320) 252-9400 | 1320 5th AVE NE FARGO, ND 58078 1-800-486-8517

0

1/
8

1/
4

3/
8

1/
2

5/
8

3/
4

7/
8

1

1/
8

1/
4

3/
8

1/
2

5/
8

3/
4

7/
8

2

The client warrants that the subject matter to be printed is not copyrighted by a third party. The client also recognizes that because subject matter does not have to bear a copyright notice in order to be protected by copyright law,
absence of such notice does not necessarily assure a right to reproduce. The client further warrants that no copyright notice has been removed from any material used in preparing the subject matter for reproduction. To support these
warranties, the client agrees to indemnify and hold Scenic Sign harmless for all liability, damages and attorney fees that may be incurred in any legal action connected with copyright infringement involving the work production of provided.

ELECTRICAL: THIS SIGN IS INTENDED TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL
ELECTRICAL CODE AND/OR OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUND AND BONDING OF THE SIGN.

PLEASE NOTE: ARTWORK NOT READY FOR PRODUCTION!

7 ft - 3 in
87 in
7 ft - 0 in
84 in

4 ft - 3 in
51 in
4 ft - 0 in
48 in

SCALE: 1/4” = 1’

FULL COLOR EMC
WITH IMAGE TO WRAP AROUND ALL 4 SIDES

16 ft - 0 in
192 in

16 ft - 5 in 16 ft - 0 in
197 in
192 in

19 ft - 8 in
236 in

19 ft - 8 in
236 in

PAINT TO MATCH THE BUILDING

3 in

3 in

3 ft - 0 in
36 in

7 ft - 3 in
87 in

FRONT & BACK

AFTER - NOT TO SCALE

3 ft - 0 in
36 in

BENCHMARK BRICK
TO MATCH THE BUILDING

4 ft - 3 in
51 in

SIDES

BEFORE - NOT TO SCALE
MONUMENT/PYLON/EMC

DATE: 9/17/21

SALESMAN: DAN MEYER

DRAWN BY: BRANT JOHNSON

LOCATION: WEST FARGO, ND

SQ FT:

VOLTAGE: 120/277

PHOTO EYE:

NO

WO: #

Page 50 of 52

Proposed sign
location

Page 51 of 52

Page 52 of 52