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Record of Proceedings

Brookings Planning Commission/Board of Adjustment Meeting Summary – June 3, 2025

Meeting Portal — Tuesday, June 3, 2025
BodyBrookings, South Dakota
SessionMeeting Portal
DateTuesday, June 3, 2025
StatusFILED
Video Record
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Transcript — Verbatim
1:33

Good evening, everyone.

1:35

Well, start the meeting with roll call, Ryan.

1:41

Roll is noted with Schmeichel absent.

1:46

Next item on the agenda is approval of uh previous minutes.

1:53

Is there a motion?

1:55

So moved.

1:57

Second.

1:58

Second.

1:58

Sol.

2:00

All in favor.

2:02

Aye.

2:02

Aye.

2:04

Agenda is approved.

2:06

Um next item is approval.

2:11

Did I say minutes or agenda?

2:13

I'm sorry.

2:14

I did say minutes.

2:16

Well, then we'll go with the agenda.

2:18

Um approval agenda.

2:21

Is there a motion?

2:23

So move sole.

2:25

Second.

2:26

Um in favor.

2:30

I agenda is approved.

2:32

Um we will now.

2:34

Oh, and do you want to do the announcement now, Ryan?

2:37

I just want to make a quick announcement uh for uh the planning commission members in attendance here.

2:42

Um you'll see on our agenda and packet, uh, we do have a new staff person joining us for the meeting here, a new staff person to the community development department.

2:51

Uh Bailey Makea is an associate planner.

2:54

She uh started here about three weeks ago and will be joining us for the meeting tonight.

2:58

Uh she's down here with our staff next to Alyssa and Mike.

3:01

Welcome, Bailey.

3:03

Welcome.

3:08

Um, we will now convene as the Board of Adjustments.

3:12

The Board of Adjustments is a seven-member board, which has the power to hear requests for variances and special exceptions.

3:20

The concurring vote of two-thirds of the full membership is necessary for approval of any action by the board.

3:27

A seven-member board requires five votes, six-member board would be five votes as well, and a five-member board requires five votes.

3:37

In accordance with Robert Rules of Order, we require a motion to approve a request before the request can be debated.

3:45

As a matter of policy, all motions are made in the positive.

4:20

Um five, block one.

4:31

Thank you, Mr.

4:32

Chair.

4:52

Uh the variance request is an exception to our zoning ordinance regarding setbacks for structures.

5:00

Section 94136 F identifies the required front side and rear yard setbacks for the industrial I-1 light district.

5:11

In that district, it is required 20-foot setback on the front side and rear.

5:17

The applicant is asking for an exception from that in the form of a variance with a seven-foot side yard.

5:32

Variances, the Board of Adjustment has the authority to uh approve or deny variances from state statute using criteria.

5:40

Following criteria should be used for reviewing variants due to special conditions, a literal enforcement of the provisions of the ordinance will result in unnecessary hardship.

5:50

A variance shall not violate the spirit of the ordinance, and substantial justice may be achieved as a result of the variance.

5:57

Unique circumstances apply to the property which do not apply to other properties in the same vicinity or district.

6:03

The variance is necessary for the preservation of a property right that is substantially the same as that possessed by owners of other property in the same district.

6:12

The variance requested as the minimum variance which would alleviate the hardship and reasonable use of the property is not permitted under the terms of this chapter.

6:21

The property as mentioned, uh lot five block one, um is shown in the blue outlined area here.

6:29

It's actually an unaddressed parcel, but it is um located um adjacent to 332nd Avenue to the north.

6:37

Um it is located adjacent to four um commonly owned lots.

6:44

The applicant owns the the lot here as well as the property to the north, south, and east.

6:50

The applicant has submitted a site plan showing a proposal for a new um building on the vacant lot.

6:59

It would be a storage shop type building located um on the southern edge of that undeveloped parcel.

7:09

And the request would be for a seven-foot setback to the south, which in this case would be a side setback between this this lot and the lot to the south, uh, where the Sodak Labs building is located.

7:22

Uh closer um plan here for the building uh does show a number of uh as mentioned a row of uh storage shop type um units within the proposed building.

Discussion Breakdown — Share of Meeting
Zoning Regulations█████████████████████████████████████████████55%
Planning Commission████████████████████24%
Procedural██████7%
Conditional Use Permit█████6%
Floodplain Management████5%
Parking Requirements██2%
Public Engagement█1%
Summary of Proceedings

Brookings Planning Commission/Board of Adjustment Meeting – June 3, 2025

The Brookings Planning Commission convened as the Board of Adjustment and then as the Planning Commission on June 3, 2025, at 5:30 PM in the Chambers Room. The Board of Adjustment considered three variance requests, with one approved and two denied. The Planning Commission approved a future land use map amendment, a commercial corridor site plan, and two zoning ordinance amendments. All roll call members were present except Nick Schmeichel.

Consent Calendar

  • Roll Call: 8 members present (Schmeichel absent).
  • Minutes: Approved (May 6, 2025 minutes).
  • Agenda: Approved.

Convene as Board of Adjustment

Variance – Lot 5 Block 1 Gilkerson Second Addition – Side Yard (7-foot setback in I-1 district)

  • Staff Report: Ryan Miller noted the applicant owns multiple commonly controlled lots and could replat to eliminate the need for a variance. Staff recommended denial.
  • Public Comment: None.
  • Board Discussion: Members questioned the precedent of prior variances for adjacent lots but acknowledged that combining lots was a feasible alternative.
  • Key Outcome: Motion to approve failed 0-7 (all no). Variance denied.

Variance – 1100 Crystal Ridge Road – Accessory Building in Front Yard

  • Staff Report: Susan Gannon requested to keep a shed placed in the front yard of a corner lot. Staff recommended approval.
  • Public Comment: Applicant stated it was a misunderstanding and neighbors support the request. Board asked about HOA rules; no objection from the other twin home owner.
  • Board Discussion: Corner lot has two front yards, no side yard. Staff clarified ordinance prohibits accessory structures in front yards.
  • Key Outcome: Motion to approve failed 3-3 (Spear, Heinrich, Braun voted no; Solem, Aiken, Limmer voted yes). Variance denied.

Variances – 215 Medary Avenue South – Lot Area/Width and Accessory Building Setback

  • Staff Report: Three variances requested: lot width (60.36 ft vs. 75 ft required), lot area (~9,000 sq ft vs. 10,000 sq ft), and 5-ft setback for an existing detached garage (required 8 ft because within 10 ft of proposed dwelling). Staff recommended approval for all.
  • Public Comment: Applicant Richard Howe explained future plans to build a three-stall garage, requiring the existing garage to stay temporarily.
  • Board Discussion: Clarified lot area short by about 1,000 sq ft.
  • Key Outcome: Motion 1 (lot width and lot area): Approved unanimously (7-0). Motion 2 (accessory building setback): Approved unanimously (7-0). Variances granted.

Reconvene as Planning Commission

Future Land Use Map Amendment – 3707 Main Avenue South (Urban Low/Open Wetland to Urban Medium)

  • Staff Report: Ryan Miller presented the request. Existing zoning is Ag, R3A, and B3. Floodplain map shows no floodplain in the open wetland area. Suitability model indicates moderate development difficulty.
  • Public Comment: Applicant Matt Wagner stated he consulted with Civil Design Inc., confirmed no wetlands, and noted adjacent parcels already rezoned to Urban Medium.
  • Board Discussion: Staff explained the difference between open wetland (comprehensive plan category) and floodplain (federal delineation).
  • Key Outcome: Motion to approve passed unanimously (8-0). Recommendation to City Council.

Commercial Corridor Design Review Overlay District Site Plan – 2118 Main Avenue South (B Well Fitness Expansion)

  • Staff Report: Addition of 2,362 sq ft on the north side. No new exceptions required. Parking added 4 spaces; additional room exists on site.
  • Public Comment: Alicia Heich (Dakota Land Design) represented owners, noted seamless design.
  • Board Discussion: Members inquired about streamlined approval (ordinance not yet effective) and parking adequacy. Staff confirmed parking meets requirements.
  • Key Outcome: Motion to approve passed unanimously (8-0). Recommendation to City Council.

Amendments to Chapter 94 – Expiration of Conditional Use Permits (Section 94-29)

  • Staff Report: Extend expiration from 1 year to 2 years after approval to accommodate project complexity.
  • Public Comment: None.
  • Board Discussion: Support for change; members noted difficulty in finding contractors within one year.
  • Key Outcome: Motion to approve passed unanimously (8-0). Recommendation to City Council.

Amendments to Chapter 94 – Concrete, Asphalt, and Rock Crushing Facility as a Conditional Use

  • Staff Report: New use defined, permitted only in Ag, I-1, I-2 districts with standards (300-ft buffer from non-industrial/agricultural zones, 100-ft setback for crushers/stockpiles, limited hours, permit requirements).
  • Public Comment: None.
  • Board Discussion: Mike Struck identified a loophole in hours of operation for commercial zones (hours should match residential limits). Motion was amended to include “commercially zoned” properties.
  • Key Outcome: Motion to approve as amended passed unanimously (8-0). Recommendation to City Council.

Adjournment

  • Meeting adjourned at approximately 7:15 PM. Next meeting scheduled for July 1, 2025, at 5:30 PM, with a joint city-county meeting at 8 PM the same evening.

Meeting Transcript

Good evening, everyone. Well, start the meeting with roll call, Ryan. Roll is noted with Schmeichel absent. Next item on the agenda is approval of uh previous minutes. Is there a motion? So moved. Second. Second. Sol. All in favor. Aye. Aye. Agenda is approved. Um next item is approval. Did I say minutes or agenda? I'm sorry. I did say minutes. Well, then we'll go with the agenda. Um approval agenda. Is there a motion? So move sole. Second. Um in favor. I agenda is approved. Um we will now. Oh, and do you want to do the announcement now, Ryan? I just want to make a quick announcement uh for uh the planning commission members in attendance here. Um you'll see on our agenda and packet, uh, we do have a new staff person joining us for the meeting here, a new staff person to the community development department. Uh Bailey Makea is an associate planner. She uh started here about three weeks ago and will be joining us for the meeting tonight. Uh she's down here with our staff next to Alyssa and Mike. Welcome, Bailey. Welcome. Um, we will now convene as the Board of Adjustments. The Board of Adjustments is a seven-member board, which has the power to hear requests for variances and special exceptions. The concurring vote of two-thirds of the full membership is necessary for approval of any action by the board. A seven-member board requires five votes, six-member board would be five votes as well, and a five-member board requires five votes. In accordance with Robert Rules of Order, we require a motion to approve a request before the request can be debated. As a matter of policy, all motions are made in the positive. Um five, block one. Thank you, Mr. Chair. Uh the variance request is an exception to our zoning ordinance regarding setbacks for structures. Section 94136 F identifies the required front side and rear yard setbacks for the industrial I-1 light district. In that district, it is required 20-foot setback on the front side and rear. The applicant is asking for an exception from that in the form of a variance with a seven-foot side yard. Variances, the Board of Adjustment has the authority to uh approve or deny variances from state statute using criteria. Following criteria should be used for reviewing variants due to special conditions, a literal enforcement of the provisions of the ordinance will result in unnecessary hardship. A variance shall not violate the spirit of the ordinance, and substantial justice may be achieved as a result of the variance. Unique circumstances apply to the property which do not apply to other properties in the same vicinity or district.

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