Brookings Planning Commission Meeting – May 6, 2025

The Planning Commission convened at 5:30 PM on Tuesday, May 6, 2025, in the Chambers Room of the Brookings City & County Government Center. The meeting included a joint session as the Board of Adjustment, followed by the Planning Commission. Key actions included approval of two variances, an annexation, a rezone, two conditional use permits, a large-scale residential development plan amendment, a final development plan, and a commercial corridor site plan. A future land use map amendment failed after extensive public testimony.

Consent Calendar

• Approval of Agenda – Unanimously approved.
• Approval of Minutes (April 1, 2025) – Unanimously approved.

Board of Adjustment Actions

• Wilson Variance – Accessory Building (3229 Maple Drive) – Approved (7-0). The board granted a variance to allow a 1,200 sq. ft. accessory building in an R1B district, exceeding the 1,000 sq. ft. maximum. The property is a dual-frontage lot with a secondary frontage on Heather Lane. The variance was deemed necessary due to unique lot conditions, and staff noted similar larger structures existed prior to a 2022 ordinance change.
• Andersen Variance – Driveway Width (214 16th Avenue South) – Approved (7-0). The board permitted replacement of an existing 43-foot driveway (maximum allowed is 36 feet) in an R1C district. The applicant plans to regrade and improve drainage while maintaining the same footprint. The original driveway was installed under a 1988 permit.

Public Comments & Testimony

• Future Land Use Map Amendments – Multiple residents, historic preservation advocates, and property owners spoke. Supporters urged stronger protections for historic districts, emphasizing that the amendments would help preserve the character of Sixth Street neighborhoods while still allowing appropriate development. Opponents expressed concerns about restricting property rights and potential impacts on church expansion and nearby commercial parcels. Speakers included Matthew Weiss (Historic Preservation Commission chair), Jean Stegeman (Mount Calvary Lutheran Church), Josh Westwick, Deb Dominiak, David Knipe, Diane Koschbau, Ben Stout, Sue Engelman, an unnamed resident at 811 6th Street, and Samuel Krueger.

Discussion Items

• Annexation – West Half NW Quarter, Section 20 (1501 US Highway 14 Bypass) – Approved (9-0). The annexation of approximately 55 acres (previously tabled due to a legal description error) was recommended to the City Council. The property is within a Phase I annexation priority area and will remain zoned Agriculture (AG) until a future zoning request.
• Rezone – Lot 1 Clark Addition and Lot 2 Clark Second Addition (704 34th Avenue) – Approved (9-0). The commission recommended rezoning from Agriculture (A) to Business B-3 Heavy District, consistent with the recently amended Future Land Use Map (Business Park/Light Industrial). Staff noted the change supports planned commercial/industrial development.
• Conditional Use Permit – Major Home Occupation Gunsmithing (2505 Larkspur Ridge Drive) – Approved (9-0). The applicant (Tyler Brockel) proposes a gunsmithing business under a federal firearms license. The permit includes conditions: non-transferable, no build/assembly classes on site, and proof of licensing renewals every three years. The city attorney confirmed federal law exempts this location from the 1,000-foot school zone restriction.
• Conditional Use Permit – Major Home Occupation Hair Salon (1214 Western Avenue) – Approved (9-0). The applicant (Andrew Ostreim) plans a single-chair salon. Conditions include validity only for the current owner and compliance with signage (8 sq. ft. maximum) and parking requirements (two additional spaces). A small home addition for the salon meets zoning setbacks.
• Large Scale Residential Development Plan – Prairie Hills Addition – Approved (9-0). The plan modifies the existing LSRD to allow a rear yard setback of 25 feet between buildings (instead of the standard 25-foot setback from property line, effectively a 50-foot separation). Staff noted similar standards were used at The Reserve development. The change applies primarily to units 14–22 along Chokecherry Lane.
• Final Development Plan – Lot 2, Block 9, Wiese Addition (Quick Trip Gas Station) – Approved (9-0). The final development plan for a convenience store and gas station at 6th Street and LaFever Drive was approved. The site includes two access drives, a car wash, and landscaping. The plan is exempt from Commercial Corridor Design Review standards due to its PDD status but is generally consistent with those requirements. Pedestrian egress to the sidewalk on LaFever Drive was confirmed.
• Commercial Corridor Design Review Overlay District Site Plan – Lot 2, Block 1, Wiese Addition – Approved (9-0) with two exceptions: a minimum lot size variance (58,955 sq. ft. vs. 60,000 sq. ft.) and a minimum window glazing variance (14% vs. 20% on Building One’s south elevation). The applicant modified the site plan to separate two drive-through lanes per franchise requirements, with no change to queuing capacity.
• Future Land Use Map Amendments – 6th Street – Denied (3-4) . The proposal would have changed five areas along 6th Street from Medium/High Density Residential to Residential Scale Preservation. The motion failed on a vote of 3-4 (Commissioners Jameson, Heinrich, Braun voting yes; Spear, Leddy, Solum, Aiken voting no). The recommendation to the City Council is against the amendment. The DRT had previously opposed the change, citing flexibility of the current Medium Density designation. The five areas are within the University and Central Historic Districts, totaling about 26 city blocks; supporters argued the change would preserve historic character, while opponents noted it could constrain future redevelopment. The Historic Preservation Commission initiated the request.

Key Outcomes

• Variances Approved – Two variances (accessory building and driveway width) passed unanimously.
• Annexation Recommended – 55-acre annexation forwarded to City Council with unanimous support.
• Rezone Recommended – B-3 Heavy District rezone for 704 34th Avenue forwarded to City Council.
• Conditional Use Permits Approved – Gunsmithing and hair salon permits granted with conditions.
• Large Scale Residential Plan Approved – Modified rear yard setback for Prairie Hills units.
• Final Development Plan Approved – Quick Trip gas station plan approved.
• Commercial Corridor Site Plan Approved – Two exceptions granted for lot size and window glazing.
• Future Land Use Map Amendment Failed – Motion denied; recommendation to City Council will be against the change.