Brookings Planning Commission Meeting - February 4, 2025: Conditional Use Permit, TIF Districts, and Site Plan Approval
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Brookings Planning Commission Meeting - February 4, 2025
The Brookings Planning Commission met at 5:30 PM on February 4, 2025, in the Chambers Room of the Brookings City & County Government Center. The commission considered a conditional use permit for a major home occupation (gunsmithing), a commercial corridor design review overlay district site plan, and the creation of a new tax increment financing (TIF) district. Action was taken on all items except the 2024 Annual Report, which was tabled to the March meeting.
Public Comments & Testimony
- Item 4a (Gunsmithing): Applicant Reid Cummings answered questions about his federal firearms license and the nature of his business. He confirmed he has the capacity for reloading but does not plan to do so. No public opposition was voiced.
- Item 4b (Java Companies Site Plan): Angie Borzma, representing the applicant, explained that the window glazing exception was needed due to structural conflicts with truss bearing and because the windows would face a kitchen interior. She answered questions about drive-through stacking, emergency vehicle access, and the shared access easement.
- Item 4c & 4d (TIF District #17): Developers Sean Storhaugen and David Jones spoke in favor, explaining that the project would not proceed without TIF assistance due to high building costs and interest rates. David Jones noted that building costs have risen 40-50% since pre-COVID. The university (SDSU) is a partner for the Campanile Avenue improvements, estimated at $650,000. No public opposition was expressed.
- Commissioner Recusals: Commissioner Nick Schmeichel recused himself from items 4c and 4d due to his employment at SDSU. Commissioner Jacob Limmer also recused himself because of his involvement in the planning for the project.
Discussion Items
- 4a – Conditional Use Permit – Major Home Occupation (Gunsmithing): The commission reviewed a request by Reid Cummings to operate a gunsmithing business out of his detached garage at 1630 Olwien Street. Staff presented a home occupation checklist where all standards were met (e.g., no exterior display, no toxic materials, etc.). Two additional on-premise parking spaces are required beyond the two for the dwelling, for a total of four, which are available in the driveway and garage. Staff recommended approval with conditions: permit non-transferable, applicant must maintain state/federal licensing and submit renewal proof every three years. Commissioner Jacob Limmer asked about whether signage is allowed; staff clarified residential signage is limited (e.g., 8 sq ft). Another commissioner expressed concern about overhead door security and suggested auxiliary locks or a gun safe. The applicant confirmed he holds a federal firearms license and will be subject to ATF review. The commission unanimously approved the permit with conditions.
- 4b – Commercial Corridor Design Review Site Plan – Java Companies: The proposal involves two 2,460 sq ft buildings (quick-service restaurant and coffee shop, both with drive-throughs) on a 58,955 sq ft lot at the northeast corner of 6th Street and LaFever Drive (inside the B4 Highway District with a commercial corridor overlay). Two exceptions were requested: (1) minimum lot size of 60,000 sq ft is required, but the lot is 58,955 sq ft (1,045 sq ft short); (2) corridor-facing window glazing must be 20% but only 15% is provided. Staff and DRT supported the exceptions. The site plan includes a dual drive-through lane, 120 feet of stacking per the first window, and a shared access easement with the northern property to align with a future private street. Commissioner questions addressed drive-through stacking (measured from order point to pickup), emergency access, and the easement requirement. The public hearing was opened and closed with no opposition. The commission approved the site plan including both exceptions.
- 4c – Resolution Creating Boundaries for Tax Increment District Number Seventeen: Three parcels were proposed: Lot 1A in Block 4 of Hill Park Edition (vacant on 6th St between 12th and 13th), Lot 13A in Block 2 of Sanderson’s Edition (on Campanile Ave north of BankStar), and a third parcel for a parking lot. The district is classified as economic development by the SD Department of Revenue due to commercial space. The TIF review team evaluated the application against updated policies. The district’s base value is approximately $1.5 million; the project will significantly increase assessed value. Staff explained that the TIF term is 20 years (state maximum), and the developer will be reimbursed on a pay-as-you-go basis from the tax increment. No agreements have been finalized yet. The commission voted to approve the resolution (7-1-1, with Jacob Limmer recused and Debra Spear voting no; Nick Schmeichel recused).
- 4d – Action to Approve Project Plan for TIF District Number Seventeen: The project plan details up to $6,513,338 in total reimbursable costs, with approximately $650,000 for Campanile Avenue improvements (widening, median, landscaping) and the remainder for developer costs (site prep, parking, utilities, street work, but not residential construction). The developer will inject equity through land acquisition. The plan includes a workforce housing component requiring rents at or below 80% AMI for the first five years (though the district is classified as economic development, so that requirement is from state guidelines not municipal). Commissioner Debra Spear questioned the inclusion of SDSU as a beneficiary and expressed concern about the proliferation of TIFs. The project plan was approved on a 7-1-1 vote (Spear opposed, Limmer and Schmeichel recused).
- 4e – 2024 Annual Report: The 2024 Annual Report was presented alongside previous years (2022, 2023). Due to time constraints before a joint planning commission meeting at 7 PM, the commission voted to table this item to the March meeting. Motion passed unanimously.
Key Outcomes
- Conditional Use Permit (Gunsmithing): Approved without opposition on a roll call vote (all 8 present voted ‘yes’). Conditions include non-transferability, licensing renewal every three years, and compliance with home occupation standards.
- Commercial Corridor Site Plan (Java Companies): Approved on a roll call vote (all 8 present voted ‘yes’), including the two requested exceptions for lot size and window glazing.
- TIF District #17 Boundaries: Resolution approved (7-1, with Spear opposed; Limmer and Schmeichel recused). The district will be classified as economic development and will run for up to 20 years from council approval.
- TIF District #17 Project Plan: Approved (same vote: 7-1, Spear opposed; Limmer and Schmeichel recused). Maximum reimbursement $6,513,338.
- 2024 Annual Report: Tabled to March 2025 meeting.
Meeting Transcript
Good evening, everyone. I'm not calling this meeting to order. I would like to welcome those in attendance at tonight's meeting. City Planning Commission is a nine member commission whose function is to make recommendations to the city council regarding requests for land use classification changes, subdivision plats, conditional use permits, zoning ordinance amendments, and other matters. The commission makes their recommendations based upon the adopted comprehensive plan for the physical development of the city of Brookings and the surrounding area. As a matter of policy, all motions are made in the positive. After a motion is moved and seconded, is open for debate. Those supporting the motion shall in turn give their reasons. Those opposing the motion so then offer their reasons. After everyone has been given a chance to be heard, the commission shall review the testimony and information presented, make finding effects, and forward their recommendation to the city council. Roll is noted with all in attendance tonight. Approval of the agenda. Home occupations are regulated under section 94362 in the zoning ordinance, which regulates minor home occupations and major home occupations. Specifically, major home occupations are regulated under Section 94 362 F, which states that they are subject to Article 5 conditional uses. So the conditional use permit in this in this case would be regulated under the home occupation and conditional use permit sections. Section 94362F itemizes a number of types of major home occupations, including single chair, barber shop or beauty shops, tailor or seamstress, electrolysis, blade sharpening, gunsmithing, for which is what we're discussing tonight, portrait studio, landscape maintenance, individual counseling, upholstery, appliance, repair, electronic repair, and woodworking. One of the requirements of the home occupation request is to submit a home occupation checklist. These are the standards for which the conditional use permit should be reviewed, any that are approved or denied based off of the home occupation checklist includes the following. Will the occupation be the main or principal use of the building? If any of these are answered, yes, they would not meet the minimum standards for a conditional use if they indicate no, they do meet the minimum standards. In this case, all of the standards are marked as no on the application. Does the occupation occupy more than 50% of the gross floor area of one story? Will more than one non-resident be employed or participate in the home occupation? Will there be any exterior display, exterior storage, or indication of the occupation? Will there be any substantial internal or external alterations or construction? Will there be more than one quantity of will there be more than a limited quantity of goods, products, or materials stored on the premises? Will the storage displace any parking required by the zoning ordinance? Will there be any toxic explosive, flammable, combustible, corrosive, or radioactive material? Will there be any activity which causes offensive odors, dust, glitter, noise, smoke, heat, or vibration? Will any equipment or process be used which could create visible or audible interference? Will there be any more than one? Will there be more than one home occupation within the single family dwelling? And will there be any selling of merchandise supplies or products not related to the home occupation? In this case, the applicant indicated no for all of those questions meeting the minimum standards. One additional standard is that two on-premise parking spaces must be provided in addition to those required for the dwelling unit, which in this case a single family dwelling would require two, so a total of four parking spaces must be present. Here's a site plan for the location of the conditional use permit. 1630 O-Wine Street is located at the corner of O-Wine Street and 17th Avenue South. The home occupation would be is proposed to be located in the detached garage as shown on the south side of the property south of the residential dwelling. Attached as a site plan provided by the applicant. This is a floor plan of the garage showing a location in a corner of the garage for the wood bench and toolbox associated with the gunsmithing maintenance and cleaning business. And as noted, two parking spaces are available in the driveway on the exterior of the garage, and two parking spaces would be located on the interior of the garage. With regards to this conditioning use permit, staff recommends approval with the following conditions. The permit is valid only for the current applicant and is non-transferable. The applicant must maintain all required state and federal licensing and submit proof of renewals every three years. And staff would stand for any questions you have on this I make a motion. Can I have a motion to open the public hearing? Yes, Michael already did. Second? Second. All in favor.
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