Commission approves Meadow Ridge PUD amendment to allow 5‑story mixed‑use building called “the Domain”

The Grand Forks Planning and Zoning Commission approved an amendment to the Meadow Ridge planned unit development to allow a mixed‑use project called the Domain, increasing maximum residential density and permitting first‑floor residential facing adjacent townhomes.

The developer and planning staff presented a proposal to replat and rezone the lot at 106540 Seventh Avenue South to permit higher residential density in Phase 2 of a planned development, and to allow first‑floor residential units on portions of the building that face townhomes to the east. "The request is to increase the allowable density up to 30 residential units per acre with a maximum of 160," planning staff said and noted the amendment would add a 5‑story or 65‑foot height limit for the site.

Why it matters: The change alters two longstanding PUD limits: the density cap (from 14 units per acre / 72 units across the PUD to 30 units per acre / up to 160 units for this area) and the prohibition on first‑floor residences in commercial areas. Proponents said mixed uses respond to market demand and that neighbors at a May 27 meeting were generally supportive, though traffic and access concerns were raised for Dorothy Drive at the rear of the site.

Project details: The applicant presented floor plans showing commercial storefronts along the western frontage (adjacent to existing commercial uses) and residential units on portions of the east and 40 Seventh frontages. The project includes interior amenities — the applicant mentioned potential indoor recreation and structured amenities — and vehicular access that staff and the applicant said would need to meet city parking and setback requirements. "If we can move a couple of those units out of there and move the amenities over that area, we'll do that," the applicant said when asked about first‑floor unit placement.

Public comment and staff response: Neighbors who attended a pre‑application meeting expressed concern about vehicle access and the effect of a taller building on adjacent properties; staff showed renderings and said design details such as patios, railings and glazing would be handled through site plan and building permit review. Commissioners asked whether first‑floor units would have patios or glazing; the applicant said units would have outdoor patios with railings and that some design refinements were possible.

Action and vote: Commissioner Sandy moved to approve the PUD amendment; Commissioner Veil seconded. The commission approved the amendment by voice vote; minutes record the motion passing unanimously. Planning staff said final site plans and any changes to parking, internal circulation or building materials would come back through the usual review and permitting process.

What happens next: With the PUD amendment approved, the developer may proceed to detailed site plan and building permit submittals required by the city. Staff noted traffic impacts to Dorothy Drive will be a continued concern during engineering review and that the applicant will coordinate access and pedestrian connections with the city as the design advances.