Spearfish Planning Commission Regular Meeting Summary - December 2, 2025

The Spearfish Planning Commission met on Tuesday, December 2, 2025, at 4:00 PM in the Council Chambers of City Hall and via Zoom. Members present included Bill Moths, Amy Davison, Scott Duncan, Dylan Wilde, Toby Bordewyk, and Meghan Byrum. Member Rick Tysdal was absent. Staff present included Planning Technician Vasiliki Pistoftzian, City Engineer Kyle Mathis, and City Attorney David Knox. The meeting was called to order by Chair Davison and adjourned at 5:25 PM.

Consent Calendar

• Agenda approved as amended (amending the action for item F.2 to "hold a public hearing and make a recommendation to City Council"). Motion passed 5-0.
• Minutes from the November 18, 2025, regular meeting were approved as presented. Motion passed 5-0.
• No conflicts of interest were declared.

Public Comments & Testimony

• Item F.1 (Christensen Rezone): Jeremy Smith asked about future road connectivity between the proposed subdivision and the Miller Ranch subdivision. Staff noted the private road limitations but acknowledged potential connectivity during future annexation. Lanna Christensen, the applicant, spoke in favor, stating the expansion could provide 30 to 35 additional affordable housing units to support young families.
• Item F.2 (Soncy Subdivision Variance/Plat): Jeremy Smith opposed the variance, arguing the layout could be adjusted to meet the 1,200-foot block length ordinance without a genuine hardship, given the lack of written confirmation from MDU denying a second crossing. He also criticized the park space (0.5 acres proposed vs. a park plan formula suggesting approximately 2.4 acres for 96 units) and questioned the plat's consistency with a 2023 state grant for multifamily housing. Micah Peters supported the need for pedestrian connectivity to future commercial phases and agreed that MDU confirmation was prudent before a decision.

Discussion Items

• F.1 (Christensen Rezone): Commissioners noted the city's definitions of "manufactured home" and "manufactured home park" contain inconsistencies. Staff clarified that the Conditional Use Permit (CUP) requirement was the stricter interpretation currently and that a consultant is reviewing the zoning ordinance to address these conflicts. The motion was amended to explicitly state the campground's non-conforming use status under Section 156.066.
• F.2 (Soncy Subdivision): Staff detailed the Block 6 variance request, which exceeded the 1,200-foot maximum block length due to a 50-foot MDU gas pipeline easement limiting road crossings. No written MDU correspondence was provided. Commissioners expressed the need for verified hardship and raised concerns about park space adequacy and pedestrian connectivity. A motion to approve the variance failed for lack of a second. A subsequent motion to table the item to the next meeting was made and passed 4-1 to allow the applicant to provide MDU documentation and address concerns.
• F.3 (Wordeman Minor Plat): Commissioners discussed the need for an easement for an existing overhead power line that crosses proposed Lot 1 to service Lot 2. The commission decided to add the easement to the mylar plat to ensure legal utility access.

Key Outcomes

• Rezone Recommendation (Christensen Drive): Passed 5-0. The Commission recommended City Council approval of the rezone from AG/PUD to R-3, with the specific condition that the campground remains a legal non-conforming use under Section 156.066.
• Soncy Subdivision Variance Motion: Failed. A motion to approve the variance to the 1,200-foot block length requirement died due to a lack of a second.
• Soncy Subdivision Tabling Motion: Passed 4-1. The item was tabled to the next regular meeting for further information from the applicant.
• Minor Plat Recommendation (Wordeman): Passed 5-0. The Commission recommended City Council approval of the minor plat, contingent on the addition of an easement for the overhead power line on the final mylar.