Spearfish Planning Commission Regular Meeting – October 6, 2026

The Spearfish Planning Commission met on October 6, 2026, at City Hall and via Zoom. Key actions included the denial of a conditional use permit for a used car lot in the downtown core, a recommendation for approval of a side-yard setback variance with conditions, and a discussion on a sketch plat in the city's extraterritorial jurisdiction (ETJ).

Consent Calendar

• The Commission unanimously approved the agenda and the minutes from the September 15, 2026, regular meeting.

Public Comments & Testimony

• Ian Umfrey (435 North 7th Street) spoke in support of a variance request for 430 Meier Avenue, expressing his respect for the Walton Schuler Irrigation Ditch and his desire to invest in and improve his hometown property.
• Kevin Zirker (1445 Kerwin Lane) commented regarding the conditional use permit (CUP) for a used car lot, thanking the commission for its careful application of zoning regulations and expressing concerns about preserving the character and vibrancy of downtown Spearfish.

Discussion Items

1. Conditional Use Permit (CUP) for Used Car Lot (446 N Main Street)

• Staff presented a request for a CUP to operate a used car lot in the C-1 (Commercial Core) downtown zone, located at the intersection of East Grant and North Main Street. Staff recommended denial, finding the proposal failed to meet several criteria in § 156.082, including compatibility with the pedestrian-oriented downtown goal (Comprehensive Plan Goal 6), non-compliance with parking lot hardening (Chapter 153/156) and landscaping standards, and public safety issues from non-conforming sidewalks and access points.
• Applicant Scott Odenbach stated he purchased the lot to improve its appearance and sought temporary vehicle storage use to generate revenue while determining a permanent development plan. He indicated he was not interested in making extensive improvements such as paving and landscaping without a long-term redevelopment plan.
• Commissioners agreed with the staff analysis, noting the car-centric use was contrary to the downtown vision and zoning intent.
• Key Outcome: Motion to deny per staff recommendation. The motion carried unanimously.

2. Variance Request for Side-Yard Setback (430 Meier Avenue)

• Staff recommended approval of a variance to reduce the required side-yard setback from 8 feet to 6 feet 9 inches for an addition to an existing home. The property, zoned R-2, is uniquely constrained due to its creation via street vacation, location within a floodplain (Zone AE), and the presence of the Walton Schuler Irrigation Ditch. Staff recommended approval contingent on a letter of support from the ditch company.
• Glenn Umphrey (applicant) and Ian Umfrey requested the variance proceed without requiring a letter from the ditch company, arguing the addition does not encroach on the easement and that the City should solely determine the setback variance.
• Commissioners discussed the legal rights of the ditch company and the importance of respecting active irrigation easements. They focused their decision strictly on the zoning setback variance.
• Key Outcome: The commission voted to recommend approval of the variance to the Board of Adjustment, amended to condition the recommendation on the applicant providing evidence of no encroachment on the ditch company’s easement or securing a letter of approval from the ditch company. A public hearing was formally set for the Board of Adjustment on November 2, 2026.

3. Sketch Plat Discussion – ETJ Subdivision (St. Ange Road)

• Staff presented a sketch plat proposed subdivision of approximately 90 acres into nine rural residential lots in the city’s ETJ. The plan featured a paved loop road with gravel extensions and dedicated public access easements to accommodate potential future development to the west and south.
• Commissioners discussed whether to require the applicant to construct the gravel roads and temporary turnarounds to the full property boundaries now, rather than deferring the improvements, to ensure proper base construction and facilitate future connectivity.
• The commission provided feedback but took no formal action. The input will guide the developer as the project advances to the preliminary plat stage.

Departmental Discussion/Updates

• Staff announced the kickoff of the 'Shape Spearfish' development code rewrite project with an open house attended by 30 participants. Further public engagement opportunities are planned.
• It was noted that several staff members were away at the South Dakota Municipal League conference.
• The resignation of Commissioner Dylan Wilde was reported. The city is accepting letters of interest to fill the unexpired term through the end of 2026, with eligibility for a full five-year term beginning in 2027.