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Planning Commission Meeting

Highlights

  • 🏗️ Approved a one-year extension (EXT-25-02) for Frank’s Excavating’s design review so the contractor can pull building permits and start construction during the 2025 season.
  • 🌊 Recommended adoption of FEMA’s Model Floodplain Code (TA-25-001) to keep North Plains compliant with federal/state requirements stemming from the Audubon v. FEMA lawsuit.
  • 🧾 Staff confirmed the 1‑acre parcel in Sunset Ridge’s phase III must remain mixed-use per the master-plan approvals—addressing public questions about whether it could become single-family instead.
  • 🚸 Commissioners raised concerns about unpermitted construction (31899 NW ???) and missing crosswalks near 313th/Barbara, asking staff to coordinate with Washington County and 3J to investigate.

Decisions & Discussions

  • Frank’s Excavating Extension

    • Annual extension granted until April 30, 2026; applicant demonstrated diligence but couldn’t break ground last construction season due to supply delays and final permit tweaks.

  • Floodplain Code Text Amendment

    • Staff explained FEMA’s new requirements (model ordinance vs. individual habitat assessments).
    • Commission voted unanimously to recommend the model-ordinance approach—balancing compliance and staff capacity (North Plains lacks in-house biologists).
    • Council hearing will follow later this spring.

  • Unfinished Business / Staff Updates

    • Sunset Ridge 1-acre lot: legal counsel confirmed the mixed-use designation is locked into the master plan and development agreement, so it can’t be converted to straight residential.
    • Building permits: staff noted Brenhill phase 5 permits have all been submitted (100 lots + 59-unit mixed-use). A commissioner flagged a remodel lacking a posted permit; staff will check with Washington County to ensure proper review/inspections.
    • Crosswalk requests: commissioners highlighted missing crosswalks at 313th/North Avenue (main park access) and crooked striping at Carell/Timmer. Staff will walk the area and coordinate with 3J/County.

Follow-Ups

  • Staff

    • Schedule the floodplain code amendment for a council hearing (with legal counsel present) and circulate any FEMA updates if coastal challenges succeed.
    • Investigate the reported remodel lacking permits; if necessary, work with Washington County’s building division on enforcement.
    • Review crosswalk needs along 313th and the carell/timmer intersection; bring any recommended striping/stop-bar fixes to a future meeting.

  • Commission

    • Keep a running list of code topics (crosswalk policy, park access, mixed-use parcels) for future work sessions so small concerns don’t get lost between meetings.