Spearfish City Council & Planning Commission Joint Special Session - March 17, 2026

This joint special session of the Spearfish City Council and Planning Commission was held to receive presentations on a development regulations analysis by Clarion Associates and the draft Engineering Design Standards. No formal votes or decisions were taken; the meeting served as a study session for discussion and alignment. (Note: The agenda listed a 5:30 p.m. start, but the minutes record the meeting being called to order at 4:15 p.m.; the discrepancy is acknowledged.)

Opening Remarks

• Community Development Director Peter Wysocki explained the importance of land development regulations and engineering standards, referencing the recently adopted Comprehensive Plan and the need for alignment between zoning ordinances and engineering standards. He emphasized that these tools help implement the community’s vision and that no decisions would be made at this session.
• Assistant Planning Director Jimmy Ecker introduced representatives from Clarion Associates, noting the assessment was prompted by significant growth and change in Spearfish and the age of the current zoning code (base regulations dating to the 1980s).

Presentation of Development Regulations Analysis

• Elizabeth Garvin, AICP, Esq., and Maggie Squyer, MURP, from Clarion Associates presented their assessment of Title 15 (Land Usage) of the city code. They outlined five objectives: evaluate what works and what doesn’t, identify opportunities to implement adopted plans, highlight best practices, discuss regulations for well-managed growth, and outline updates for a user-friendly code.
• Key findings included gaps in current regulations, a need to update zoning districts (e.g., reducing minimum lot sizes in residential districts, fine-tuning dimensional standards), consolidating land use tables, clarifying development standards, and establishing clear review procedures (including annexation, site plan review, and subdivision procedures). High-impact opportunities were identified: overhauling land development regulations, cleaning up development review procedures, and clarifying community growth policies with extraterritorial jurisdiction.
• Councilor Jacobs asked whether interim fixes could address glaring issues before a full rewrite. Wysocki recommended a holistic rewrite to avoid piecemeal changes that might conflict later, estimating an 18-24 month process.
• Councilor Klarenbeek expressed interest in administrative adjustments and flexibility to “get to a yes.” Wysocki agreed that clearer regulations and delegated authority could streamline approvals while maintaining due process through appeals.
• Planning Commission members voiced support for the recommendations, noting they address long-standing pain points.

Presentation of Engineering Design Standards

• Staff Engineer Abby Larson and Public Works Director Kyle Mathis presented the draft Engineering Design Standards, a new document consolidating design criteria for public infrastructure (streets, water, sewer, storm drainage, grading, street lighting, and development processes). A timeline was provided: initial study sessions in 2023, draft released June 3, 2025, public comment period through August 5, 2025 (250 comments from 22 commenters), and a target adoption date of May 4, 2026.
• Major updates since the last draft include: an appeals process for exceptions, reorganization of the development submittal section (Section 800), input from a traffic impact study consultant, and proposed ordinance changes to align with the standards (including floodplain ordinance updates).
• Street lighting section is still being revised due to cost issues with decorative poles.
• The development process section now focuses solely on engineering requirements, removing planning and zoning processes to avoid conflict with the upcoming code rewrite. A minimum lot requirement on plats was removed after public comment.
• Councilor Rath asked whether staff has capacity to review all engineer reports during construction. Mathis acknowledged limited staff but noted reliance on the developer’s consultant and the new inspector.

Public Comments & Testimony

• James Sherer (903 Sunset Drive) asked about zero-lot clearance after the removal of a minimum lot requirement. Larson clarified that only a proposed 10-lot minimum in engineering standards was removed; zoning lot sizes remain unchanged.
• Jayna Watson (52 Pearson Drive) noted that the zoning code has been regularly updated over decades, contrary to the impression of an outdated document. She asked where the Engineering Standards can be found online. Mathis responded: spearfish.gov/899/standards-and-specifications.
• Tate Johnson (2011 Red Oak Circle) requested a summary of responses to public comments on the draft standards. Staff indicated they would post a comment-tracking spreadsheet online.
• Brad Limbo (1955 Mainland Road) thanked staff for the work but noted that the 1983 extraterritorial jurisdiction (ETJ) document is outdated and a major source of problems.
• Joe Jorgensen (1905 Stage Barn Circle) requested a meeting with developers, engineers, and contractors to review specification changes before adoption. He also defended the quality of earlier subdivisions.
• Donald Hlava submitted an online chat question asking whether the two steps include assessments for adjusting building setbacks and parking minimums. Wysocki responded affirmatively, noting the extent would be determined during the code revision process.

Key Outcomes

• No formal actions were taken; the session was for discussion and feedback.
• Next steps for the development regulations analysis: staff will initiate a rewrite of Title 15 with a scope of work, likely involving a steering committee and stakeholder engagement over 18-24 months.
• Next steps for the Engineering Design Standards: proposed ordinance changes will go to the Planning Commission on April 7, 2026; first reading at City Council on April 20; adoption of the standards by resolution and second reading of ordinances on May 4; online publication by American Legal Publishing after May 5.
• Staff committed to posting a summary of responses to public comments on the engineering standards and to considering a stakeholder meeting prior to adoption.