Spearfish Planning Commission Regular Meeting - November 18, 2025

The Spearfish Planning Commission met in regular session on Tuesday, November 18, 2025, at 4:00 PM in the Council Chambers of City Hall and via Zoom. Chair Rick Tysdal presided. Commissioners present included Rick Tysdal, Bill Moths, Amy Davison, Scott Duncan, and Meghan Byrum. Staff present included Planning Technician Vasiliki Pistoftzian and City Attorney David Knox. The meeting adjourned at 4:53 PM. Key actions included setting a public hearing for a rezoning request and receiving an update on the Land Development Regulations Assessment.

Consent Calendar

• The November 18, 2025, agenda was approved as presented (Davison/Duncan, 4-0).
• The November 4, 2025, Regular Session minutes were approved as amended, correcting a formatting error in the Items for Action section (Davison/Moths, 4-0).
• No conflicts of interest were declared.

Public Comments & Testimony

• Micah Peters (239 Evans Lane) asked about the contents of the draft Development Regulations Assessment and whether the public would have access to the issue identification memo from Clarion Associates.
• Planning Technician Pistoftzian responded that the memorandum had been uploaded to the agenda packet and that the final assessment document would be shared with the public for comment after its completion.

Discussion Items

• Rezone Request (Christensen Drive): Planning Technician Pistoftzian presented a request from applicant Lanna Christensen to rezone three parcels at 621 and 701 Christensen Drive from Agricultural (AG) and Planned Unit Development (PUD) to Multi-Family Residential (R-3). The purpose is to expand the existing manufactured home park and replace the legacy PUD zoning. Staff noted the property includes a legally non-conforming campground, a portion of which is already zoned R-3. Commissioner Bill Moths expressed concern about setting a precedent for allowing campgrounds in R-3 zoning, noting campgrounds are permitted in Highway Service Commercial (C-2) zoning. Staff explained the existing use is legal non-conforming and recommended a single Conditional Use Permit (CUP) for the manufactured home park and campground to regulate the overall site. Commissioners requested that the staff report for the public hearing clearly state the non-conforming status of the campground to avoid miscommunication.
• Development Regulations Assessment Update: Maggie Squyer of Clarion Associates presented a progress update on the Land Development Regulations Assessment project, which evaluates Chapters 152 (Manufactured Homes), 154 (Subdivisions), 155 (Trees/Landscaping), and 156 (Zoning) of the municipal code. Squyer outlined three key focus areas: 1) Streamlining development review procedures, including clarifying the role of the sketch plan, establishing a single variance procedure, and allowing administrative adjustments for minor objective standards. 2) Updating zoning districts, uses, and development standards, such as aligning districts with the new Comprehensive Plan, creating a consolidated use table, right-sizing dimensional standards (e.g., the uniform 8,000 sq ft minimum lot size across residential districts), and clarifying non-conforming use standards. 3) Improving code user-friendliness through graphics and consolidation. The final assessment is expected to be presented to the Commission in early 2026.
• Commissioner Discussion (Engineering & Parks): Commissioner Rick Tysdal asked about the timeline for the new Engineering Standards and Specifications and whether the Commission would have an opportunity to review and comment before adoption. City Attorney David Knox explained that the reconciliation of the ordinances with the new standards is ongoing, with ordinance amendment drafting anticipated by the end of the year. Commissioner Tysdal also raised concerns about the Parks and Recreation Master Plan, citing a requirement for developments adding 50 or more dwellings to dedicate park space, and questioning its impact on affordable housing costs. Commissioners and staff agreed that the Parks and Recreation Director and an Engineering representative should present at future meetings to explain how their respective master plans and standards interact with development processes.

Key Outcomes

• Rezone Request (Christensen Drive): The Commission voted 4-0 to set a public hearing for the proposed rezoning at the next regular meeting on December 2, 2025 (Motion by Davison, second by Duncan).
• Development Regulations Assessment: Clarion Associates will proceed with drafting the final Land Development Regulations Analysis, which will be presented to the Planning Commission in early 2026 and subsequently opened for public comment.
• Commissioner Education: Staff will coordinate future presentations from the Parks and Recreation Director (regarding the Parks and Recreation Master Plan) and the Engineering Department (regarding the Standards and Specifications) to ensure the Commission is informed of policies affecting development.