Spearfish Planning Commission Regular Meeting – April 21, 2026

The Spearfish Planning Commission met on April 21, 2026, at 4:00 PM in City Hall and via Zoom. The meeting included three main agenda items: a Tax Increment Financing (TIF) district for the Pines at Elkhorn Ridge affordable housing development, a conditional use permit for New Covenant Presbyterian Church, and proposed revisions to City Code Chapter 154 (Subdivisions). The commission also discussed future TIF procedures and received an update on the Safety Action Plan open house.

Consent Calendar

• Approved the agenda as presented (4-0).
• Approved the minutes from the April 7, 2026 regular meeting (4-0).
• No conflicts of interest were declared.

Public Comments & Testimony

• Jeremy Smith (287 Evans Lane) spoke during the TIF public hearing, raising concerns about the project's consistency with state statutes (SDCL 11‑9‑5, 8) and city TIF policy guidelines. He argued that the TIF application lacked adequate “but‑for” justification and noted that the city’s TIF policy for affordable housing refers to owner‑occupied single‑family homes, not rentals. He warned that approving TIFs that only loosely meet criteria could risk losing the tool.
• Brad Limbo (1955 Maitland Road) commented during the Chapter 154 public hearing, noting that the proposed ordinance revisions rely on an Engineering Design Standards (EDS) document that is not publicly available in its final form. He recommended removing the on‑site wastewater (septic) issue from the current ordinance to allow for a separate, focused public hearing.
• Randy Diver (Professional Mapping and Surveying, 1715 Scott Avenue; identified as “Deibert” in the official minutes) provided detailed line‑by‑line suggestions on several sections of the proposed subdivision code. He supported pulling the eight‑acre septic requirement out of this ordinance and into a dedicated public hearing process, and emphasized that the EDS must be finalized before the subdivision code changes can be properly evaluated.

Discussion Items

• Tax Increment Financing District for Pines at Elkhorn Ridge: Community Development Director Peter Wysocki presented the project—98 affordable multifamily units on approximately seven acres, with rents capped at 80% of area median income for 10 years. The applicant is seeking reimbursement of up to $2.05 million in eligible costs (on‑site improvements, utility connections, and a multi‑use trail). The applicant, Quinn Rhymes (Collier Securities and Pier), stated that without the TIF the project would not be economically feasible due to high interest rates. Commissioners questioned the definition of “affordable” and the absence of long‑term job creation. Commissioner Bordewyk moved to recommend approval of the TIF district boundary and project plan to the City Council; the motion passed 4‑0. Commissioners also suggested that future TIF applications include the full text of relevant state statutes (SDCL 11‑9‑5, 8, 9, 10) and a staff response showing how each statutory criterion is met.
• Conditional Use Permit for New Covenant Presbyterian Church: Assistant Planning Director Jaymia Ecker reported that the church, located at 1120 N 5th Street, has operated for over 50 years in a residential (R‑2) zone. The application simply brings the facility into compliance; no public comments were offered. The commission commended the church for its cooperation. A motion to approve the conditional use permit passed 4‑0.
• Subdivision Code Revisions (Chapter 154): Staff presented version 2 of the ordinance changes, which remove the link between zoning district and the ability to use wells and septic systems, maintaining an eight‑acre minimum lot size for such systems. Assistant City Engineer Adam Spindler gave a technical presentation, describing the environmental risks of concentrated septic systems in the Black Hills aquifer recharge area and recommending larger lots (≥5 acres) for any future septic use. Commissioners debated whether the eight‑acre figure is appropriate and how the pending Engineering Design Standards (EDS) should be integrated. A motion to continue the public hearing to May 19, 2026, passed 4‑0, allowing time for an April 29 stakeholders’ meeting on the EDS and for commissioners to submit further comments.

Key Outcomes

• TIF Recommendation: The Planning Commission voted 4‑0 to recommend that the City Council create the TIF district and adopt the project plan for Pines at Elkhorn Ridge.
• Conditional Use Permit: Approved 4‑0 for New Covenant Presbyterian Church.
• Subdivision Code Revisions: The public hearing was continued to May 19, 2026; staff will incorporate stakeholder feedback and finalize the EDS before the next hearing.
• Future TIF Process: Commissioners formally requested that future TIF application packets include the full text of SDCL 11‑9‑5, 8, 9, and 10, along with a staff analysis of how each statutory requirement is satisfied.