Public Meetings - Spearfish, South Dakota

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.

The Spearfish City Council met in regular session on Monday, April 20, 2026, at 5:30 PM. Mayor John Senden presided with Councilmembers Hafner, Hourigan, Jacobs, Klarenbeek, Myers, and Rath present. The meeting covered a wide range of topics including the sale of 16 lots for affordable housing, approvals for summer special events, the adoption of ordinances creating advisory boards for public art and the airport, and extensive debate on the future of the Main Street chip seal project. Consent Calendar - The consent agenda was approved unanimously. Items included the approval of minutes from the March 16 Board of Adjustment meeting, April 1 study session, and April 6 regular session. The council also approved several temporary construction easements with the Spearfish School District required for the Mountain View Elementary Alley Improvements and Water Line Projects, the Treasurer's Report, a $3,000 sponsorship to the Ridge Riders, and the dedication of infrastructure for Coley Road phase VI of Elkhorn Ridge Golf Estates. Public Comments & Testimony - John Dale paid tribute to the recently deceased Sturgis mayor, Kevin Forrester, by reading a poem and reflecting on the importance of community service. - Nathan Hoogshagen (business owner, 605 North Main Street) opposed the chip seal treatment for downtown Main Street. He cited a 2024 traffic study indicating Main Street sees over 10,000 vehicles per day, exceeding the recommended maximum of 5,000 vehicles per day for chip seal surfaces. He detailed damage to his building, including ruined hardwood floors and Airbnb furnishings, from the current chip seal process and urged the council to prioritize an alternative surface. - Bill Klapperich (former city employee) recommended edge milling and an asphalt overlay for the three blocks of Main Street between Jackson and Grant. He argued that chip sealing the downtown corridor was a poor long-term investment and advocated for doing the work at night to avoid disruption. Discussion Items - Sky Ridge Housing Development (Item 10A & 10B): City Attorney David Knox presented the sale of 16 additional lots to Hills View Homes for $334,400 through the Spearfish Economic Development Corporation (SEDC). Knox clarified that the council is not involved in negotiations, addressing an open meetings concern, and only votes on the finalized agreement. The Real Estate Purchase Agreement and Resolution 2026-08 were approved. - Ordinances 1426 & 1427 (First Readings): Ordinance 1426 consolidates scattered code sections into a single ordinance establishing an "Art in Public Places Advisory Board" to oversee public art projects and funding. Council discussed the lack of a current master plan for public art. Ordinance 1427 replaces the Black Hills Airport Task Force with a quarterly advisory board. Staff noted the airport recently won the "Large General Aviation Airport of the Year" award. - Eastside Acres Development Agreement (Item 11B): Community Development Director Peter Wysocki presented the standard agreement for a 40-acre mixed-use development. The developer will reimburse the city $101,119 for road improvements on Colorado Avenue. The developer also agreed to upsize a required sewer main from 8 inches to 10 inches to serve the future needs of the Sky Ridge area, with the city reimbursing the cost difference. - STC Trail Hub Design (Item 13): Parks Superintendent Rex McDonald and designer Jared Capp (Pangea Design) presented the preliminary design for the Spearfish Trails Coalition Trail Hub. The design features a 22x44 foot pavilion, a solar-powered, winterized ADA-accessible restroom, bike parking, and a bike maintenance station. Funding is being raised privately with help from a Leadership Spearfish group. The design was approved. - E. Colorado Blvd Change Order (Item 14B): Public Works Director Adam McMahon presented Change Order 3. The agenda and the mayor reading the item stated the increase as $399,340.74, while the officially approved minutes later recorded the amount as $396,798.74. The change order extends the widening project to incorporate the Eastside Acres frontage, utilizing the current contractor to save on future mobilization costs. The developer will contribute roughly 25% of the change order costs. A total budget supplement of nearly $1.4 million is required to cover the remaining balance of work from 2025 and this change order. Fund balance impact was estimated at $298,000 due to use of carried-over 2025 budget authority and developer reimbursement. The motion passed unanimously. - Chip Seal Project / Main Street Repair (Item 17A): Following public opposition to chip sealing downtown, council debated the options. Councilmember Jacobs moved to direct staff to plan a mill and overlay for Main St. (Jackson to Grant) and a chip seal for the rest (Grant to Highway 14A). Jacobs then amended his motion to explicitly leave the downtown stretch in its current condition (as is) and direct staff to plan a mill and overlay as soon as possible for downtown, while applying the chip seal to the Colorado Boulevard stretch as soon as possible. The amendment and the substantive motion both passed 5-1 (Councilmember Klarenbeek dissenting). Staff estimated a mill and overlay for the three downtown blocks would cost between $150,000 and $200,000. Key Outcomes - Approved: Consent agenda, Real Estate Purchase Agreement and Resolution 2026-08 for sale of 16 Sky Ridge lots, wage addition for Parks Maintenance Tech ($22.12/hr). - Approved (First Reading): Ordinance 1426 (Art in Public Places Advisory Board) and Ordinance 1427 (Black Hills Airport Advisory Board). - Approved: Minor final plat for a 13.22-acre lot split within the City's Extraterritorial Jurisdiction. - Approved: Development Agreement for Eastside Acres. - Approved: Special event liquor licenses for Downtown Friday Nights (10 dates) and Canyon Acoustic Series (8 dates). - Approved: Design of the STC Trail Hub. - Approved: Cost Share Agreement with Spearfish School District for Mountain View Elementary Alley Improvements, Water Line Project bid award to Hayworth Enterprises ($472,461.43), and DGR construction administration services ($49,500). - Approved: Change Order 3 for E. Colorado Blvd project ($396,798.74 per minutes / $399,340.74 per agenda). - Approved: Budget supplement for Hydro plant driveway replacement ($84,657). - Approved: Bid awards for 2026 CIPP Lining Project ($254,029), Firm Gas Service Extension with MDU ($12,161), and Mainline Pavement Marking Project ($53,463.10). - Approved: Resolution 2026-11 (Private Hangar Ground Lease with Civil Air Patrol, with lease ending Oct 1, 2026). - Approved: Resolution 2026-12 (Declaration of surplus property for city vehicles and equipment). - Approved: Two Private Hangar Ground Lease Assumptions for 436 and 486 Aviation Place. - Approved: Bill list totaling $732,919.89. - Directed: Staff to leave Main St. (Jackson to Grant) as is, pursue a mill and overlay project for that segment ASAP, and proceed with chip seal on Colorado Blvd (Grant to Hwy 14A) ASAP. (Motion passed 5-1, Klarenbeek dissenting). - Held: Executive Session at 7:28 PM to consult with legal counsel on litigation or contractual matters. - Adjourned: Meeting adjourned at 7:39 PM.

The Spearfish City Council held a study session on April 15, 2026, from 4:15 p.m. to 5:26 p.m. in the Council Chambers. Mayor Senden called the meeting to order. Councillors Hafner, Hourigan, Jacobs, Klarenbeek, and Myers were present; Councillor Rath was absent. The session focused on reviewing the agenda for the regular meeting on April 20, 2026, hearing public comment, and receiving an update on the downtown chip seal project. Consent Calendar - The agenda for the study session was unanimously approved (motion by Klarenbeek, seconded by Jacobs). Review of Upcoming Regular Council Agenda (April 20, 2026) Staff reviewed several items for the regular meeting: - Sky Ridge Lots: Public Works Director Mike Barrie reported Hills View Homes is purchasing an additional 16 lots, continuing a development pattern that previously saw 12 lots transferred. - East Side Acres: Community Development Director Peter Wysocki outlined a development agreement requiring off-site improvements on Colorado Avenue, backed by a $102,000 letter of credit. A petition for a new TIF district to support a 98-unit affordable housing complex in the same area was noted to be advancing through the planning commission process. - Coley Road Dedication: Standard acceptance of roughly $400,000 in completed infrastructure improvements at Elkhorn Ridge Phase 6. - IT Licenses: Finance Officer Michelle DeNeui requested approval of a three-year, roughly $13,000 license for 162 Microsoft Windows users. - Trail Hub Project: Recreation Superintendent Rex Rauterkus announced a design concept from STC for the trail hub, pending a Park Board recommendation. - Public Works Items: Adam McMahon reviewed a $397,000 change order for the Colorado Boulevard widening (approx. $102,000 reimbursed by the developer), a $254,000 bid for sewer pipelining in the Golden Belt area, a $53,000 bid for annual pavement markings, and a gas service extension. A change order for the Rainbow Roadbox culvert was deferred. Public Comments & Testimony The public comment period was opened at 4:35 p.m. and closed at 4:53 p.m. Three citizens spoke: - Doug Markworth: Expressed concern over the 4:15 p.m. meeting start time limiting public participation. Questioned the legality of the city's relationship with the Spearfish Economic Development Corporation (SEDC), asserting that SEDC's confidential negotiations on city-owned land may violate open meeting laws. Criticized the Mayor's policy of allowing public comment only on "important agenda items" during regular meetings, arguing citizens should determine the importance of items to them. - Stan Tripplett: Requested a speed limit sign and enforcement on West Hill Street near new apartment construction. Echoed frustrations regarding the inability to ask questions during council meetings. Challenged the police department's characterization of being on calls "from call to call," requesting specific statistics on calls for service to justify requests for additional officers. - Jeremy Smith: Objected to the approval of the Board of Adjustments minutes on the April 20 consent agenda, stating the minutes inaccurately captured his comments and requesting an amendment. Discussion Items: Chip Seal Project Update Public Works Director Adam McMahon provided an extensive update on the Colorado Boulevard chip seal project. The project has not been formally accepted, and the city is in ongoing negotiations with the contractor to correct the work. - Timeline Goals: The contractor is working on a plan to complete the downtown three-block section (Main Street) before June 12th to avoid conflicts with Downtown Friday Nights. The remainder of Colorado Boulevard would be completed between the Camaro and Corvette rallys. - Repair Options: Warranty Reapplication: Full reapplication under the existing contract with enhanced oversight from the SD DOT. Cost for just the downtown section was estimated at $100,000 to $200,000. Mill and Overlay: A more permanent resurfacing for the downtown area, estimated at approximately $500,000. Concrete Surfacing: A long-term permanent solution for the downtown corridor, estimated at over $1 million. - Council Positions: Klarenbeek: Expressed significant concern over a chip seal reapplication on Main Street, citing high turning and parking traffic. He recommended separating Main Street for a mill and overlay. Hafner: Supported the warranty reapplication process but remained open to a future mill and overlay. Inquired about mitigating loose aggregate after application, to which McMahon noted a sand seal could be used. Jacobs: Supported the warranty reapplication city-wide but favored exploring a mill and overlay specifically for the downtown blocks. Mayor Senden: Emphasized allowing the contractor to fulfill the warranty, noting the importance of maintaining a positive relationship with contractors for future bids. He confirmed that a $45,000 cost-sharing request from the contractor was still a point of negotiation and not an agreed-upon cost. Key Outcomes - No Formal Votes: As a study session, no binding decisions were made. - Direction to Staff: Staff was directed to finalize negotiations with the chip seal contractor. A finalized proposal for corrective work is expected for the April 20 regular council meeting. If an agreement is not reached, the item will remain an informational update. - Agenda Confirmation: The items reviewed were largely confirmed for the April 20 regular council agenda. - Upcoming Community Events: An open house for the Safety Action Plan was announced for April 23. A Town Hall on City Financials was rescheduled for April 29. The Bloom and Zoom 5K run is scheduled for April 18. - Procedural Reflection: Mayor Senden acknowledged that the floor was not formally opened for public comment on specific agenda items during the study session, differing from the intended practice, and committed to improving the format.

The Spearfish Planning Commission met in regular session on Tuesday, April 7, 2026, at 4:00 p.m. in the Council Chambers at City Hall, 625 5th Street, Spearfish, and via Zoom. Members present were Tysdal, Moths, Wilde, and Bordewyk; members absent were Davison, Byrum, and Duncan. Staff present included Community Development Director Peter Wysocki, Assistant Planning Director Jaymia Ecker, City Engineer Kyle Mathis, Staff Engineer Abbey Larson, and Planning Technician Vasiliki Pistoftzian. The commission approved routine items, acted on a minor plat, a sign request, a major plat, and two ordinance revisions, continued one public hearing, and received two informational briefings. Consent Calendar - The commission approved the April 7, 2026 agenda as presented by a 3-0 vote (motion by Wilde, second by Moths). - The commission approved the March 17, 2026 regular meeting minutes by a 3-0 vote (motion by Wilde, second by Moths). - No conflicts of interest were declared. Public Comments & Testimony - Maitland Vistas major final plat: Rory Maynard, property owner (1920 Remuda Avenue), said the road was moved north in good faith because a Black Hills Energy transmission line runs along the section line; he stated Black Hills Power told him moving the line would be at his expense and could cost millions of dollars. He asked that the final plat be allowed to go to City Council. Developer representative Brad Limbo (1955 Maitland Road) said earlier transportation planning work identified the section-line area as unsuitable for the road and contended the preliminary design was not centered on the section line. - Chapter 154 Subdivisions public hearing: Brad Limbo opposed the proposed removal of the one-acre lot option with city water and septic and the new eight-acre minimum for private wells and septic, and he objected to the proposed language requiring compliance with the comprehensive plan and other master plans, saying it raised property-rights concerns. Randy Deibert, a professional land surveyor (1715 Scott Avenue), supported the EDS exception process and the street-systems section, but said some proposed changes go beyond aligning the subdivision ordinance with the engineering design standards; he recommended continuing the public hearing to allow more professional and public input. Joe Jorgensen (1905 Stage Barn Circle) urged that the subdivision ordinance and the engineering design standards be handled together, opposed eliminating one-acre lots with city water and septic, and said the comprehensive plan and master plans should remain guidance rather than binding requirements. - Chapter 151 Flood Prevention and Protection public hearing: Randy Deibert supported the clearer substantial-improvement rules, but asked how the new ordinance would affect the city-county extraterritorial jurisdiction agreement. Staff responded that floodplain regulation would remain the same for city limits and the ETJ. Discussion Items - Minor final plat - Tract M3 and Tract M4 (ETJ), applicant Jeanne Rogers, at Mineral Place and Oliver Street: staff presented the report; the commission recommended approval to the City Council by a 3-0 vote. - Signage for a nonresidential use in R-2 zoning, applicant Jason Nehl, 1120 N 5th Street: after discussing the land use and the benefit of a conditional use permit, the commission approved a freestanding sign not to exceed 24 square feet by a 2-1 vote. - Major final plat - Maitland Vistas Subdivision (ETJ), applicant Brad Limbo c/o Legendary Investments LLC, New Risk VII LLC, Blue Sky Storage LLC, and New Risk V LLC, south of East Colorado Boulevard and Maitland Road: staff reported that the final plat did not conform to the preliminary plat approved in October 2025 because Centennial Road was shifted north, entirely on the subject property, rather than centered on the 66-foot statutory section-line right-of-way. The road had already been constructed without approved plans; staff said they had asked the applicant to stop work and had difficulty getting responses. Staff disagreed with the applicant's characterization, stating the approved preliminary plat review showed the road centered on the section line, and the utility issue should have been raised during the preliminary plat process. Staff recommended approval only if the road were realigned to the section line. The applicant cited the overhead Black Hills Energy transmission line and said the shift was necessary. The commission recommended denial to the City Council by a 3-0 vote. - Proposed revisions to Chapter 154 (Subdivisions), applicant Community Development Department: staff described changes intended to align the subdivision ordinance with the new Engineering Design Standards (EDS), including removing conflicting design details, updating definitions, adding sketch-plat submittal requirements, creating an administrative exception process, and changing the private well/septic threshold to an eight-acre minimum. After public testimony, the commission voted 3-0 to continue the public hearing to the next regular meeting on April 21, 2026, rather than close it or make a recommendation that evening. - Proposed revisions to Chapter 151 (Flood Prevention and Protection), applicant Community Development Department: Staff Engineer and Floodplain Administrator Abbey Larson said the update uses FEMA's 2022 South Dakota template ordinance, improves clarity, and makes a repeal-and-replace reorganization. The main regulatory change is that the 50% substantial-improvement threshold would be measured over five years instead of 20 years, while retaining the same Community Rating System credit. The commission held the public hearing, then recommended approval to the City Council by a 3-0 vote. - Planning Commission Schedule: Community Development Director Wysocki proposed agenda posting guidelines, including a preliminary agenda about two weeks before each meeting and packet release on the Thursday before the meeting. Commissioners expressed support for the earlier packet release and the presentation format. No formal action was taken. - Tax Increment Financing (TIF) district introduction - Elkhorn Ridge affordable housing: Staff introduced a petition for what would be TIF district number 10, for a 98-unit multifamily affordable housing project on approximately seven acres zoned DRD near St. Onge Road and Peaceful Pines. The project would cap rents at 80% of area median income, include a 10-year affordability restriction, and be structured on a pay-as-you-go basis. TIF proceeds would not pay for vertical construction. No public hearing was scheduled yet; staff will continue reviewing the petition and will return for a future hearing. Departmental Updates - Wysocki noted that TIF district number 9, for a Lloyd Companies 94-unit multifamily project, was approved by the City Council the day before. - The Black Hills Home Builders Association is forming a Northern Hills Builders Committee that will meet monthly in Spearfish; city staff will participate to improve communication with the building industry. - Upcoming priorities include addressing the Highway 85 flagpole annexation area, possibly by supporting lower-density development served by wells and septics, and beginning a broader rewrite of Title 15. Key Outcomes - Recommended approval of the minor final plat for Tract M3 and Tract M4 (3-0). - Approved the freestanding sign not exceeding 24 square feet at 1120 N 5th Street (2-1). - Recommended denial of the Maitland Vistas major final plat to the City Council (3-0). The denial was discussed as without prejudice, allowing the applicant to seek an amended preliminary plat or provide additional evidence, and the City Council remains the final decision-maker on the plat. - Continued the Chapter 154 public hearing to April 21, 2026 (3-0); no recommendation to the City Council was made on the subdivision code revisions on April 7. - Recommended approval of the Chapter 151 Flood Prevention and Protection revisions to the City Council (3-0). - No formal action was taken on the Planning Commission schedule proposal or the TIF district introduction. No public comment was offered during the final public comment period, and the meeting was adjourned at 6:20 p.m.

The Spearfish City Council held its regular session at 5:30 p.m. on Monday, April 6, 2026, in Council Chambers at 625 5th Street. Council members Hafner, Hourigan, Jacobs, Klarenbeek, Myers, and Rath were present, with Mayor Senden presiding. The agenda was amended to add item 18A, an update on the Main Street/Colorado Boulevard chip seal project. The meeting adjourned at 7:32 p.m. Consent Calendar - Approved minutes from the March 11 study session, March 16 regular session, March 16 Local Board of Equalization meeting, and March 17 Joint City Council and Planning Commission special session. - Ratified Visit Spearfish sponsorships recommended by the Visit Spearfish Board: Spearfish Sasquatch $3,250; BH Youth Races $1,500; NH CASA Half Marathon and 5K $500; NH CASA Super 6 Bike Race and Trail Run $500; and Leading Ladies-Dakota Spirit Marathon, Half Marathon, Relay and 10K $1,000. - Added Julian Winchester and Jennifer Snider to the 2026 Spearfish Volunteer Firefighter list. - Motion by Rath, second by Klarenbeek, passed unanimously. Public Comments & Testimony - Stan Triplett raised concerns about the city's communication plan, saying the public had been told questions could be asked during meetings but that this was later walked back. He expressed frustration that residents with relevant experience cannot ask questions or get answers. - Doug Markworth asked how Platinum Investments' withdrawal affected the city and other purchasers in the Sawmill-area TIF district. Finance Officer DeNeui responded that the lot becomes available for sale, the city will monitor TIF increments, and the district fund still has cash from prior sales, including about $833,000 from the McLaughlin sawmill office building sale to Lighthouse Construction. Councilmember Klarenbeek requested an update from economic development at a future meeting. - Jeremy Smith spoke against Resolution 2026-10, arguing the Stone Ridge Commons TIF project plan did not meet statutory or city policy requirements. He said the fiscal impact statement was incomplete, the plan did not justify the street connection, and the city's TIF guidelines prioritize owner-occupied affordable housing rather than rental housing. He asked council not to approve the plan and to require a rewrite. City Attorney Knox, Finance Officer DeNeui, and Community Development Director Wysocki responded, citing Title 13 authority for affordable-housing TIFs, projected fiscal impacts, and the city policy's broader definition of affordability. - During the chip seal discussion, several members of the public spoke: - Doug Markworth questioned the use of chip seal on Main Street, noted chip seal life of roughly 5-10 years versus 10-20 or more years for asphalt, mentioned a petition to asphalt the street, and asked council to consider what level of public support would change the approach. - Nathan Hoogshagen asked whether a contract change order could have the contractor chip-seal non-downtown sections while Main Street received a mill and overlay. He also asked about contractor response to particulate and scratches in downtown businesses, urged inclusion of downtown business and building owners in planning, and noted that June work would overlap the tourist season. - John Williams raised pedestrian safety concerns and supported a road diet, three-lane configuration, or center parking to slow traffic. He also urged treating the Main Street failure as an emergency rather than applying another chip seal over a failing surface. - Bill Klapperich, citing experience in Phoenix, criticized the chip seal equipment, inspection, and application quality, saying the tailgate chip spreader and inconsistent liquid asphalt distribution produced a poor result. - Nathan Hoogshagen also asked whether the city could reject a low bid from an unqualified contractor; City Attorney Knox said the legal process for such a determination is complicated. Discussion Items - Added or adjusted wages: Council approved the budgeted 2026 wage addition for a part-time Customer Service Assistant at $22.12. The published wage list under SDCL 6-1-10 also included regular new hires and numerous seasonal hires effective April 7, 2026, including lifeguards, camp attendants, parks laborers, and seasonal firefighters. - Termination Agreement with Spearfish Economic Development Corporation and Platinum Investments LLC: Approved unanimously. City Attorney Knox explained that Platinum Investments wanted to withdraw from real estate purchase and development agreements, and the city will receive earnest money and terminate the agreements, resolving potential claims. - Health Care Services Agreement with Monument Health Rapid City Hospital: Approved unanimously. Knox said the agreement allows Spearfish hospital services to continue participating in the 340B drug discount program through a satellite clinic arrangement, with no direct financial impact on the city. - Spearfish Valley Estates water service agreement: Approved unanimously. The approximately 62-unit mobile home park outside city limits will connect to city water, be master-metered, pay connection and inspection costs, and disconnect its underproducing private well before service begins. - Resolution 2026-07: Adopted unanimously to establish Tax Increment Financing District Nine for the Stone Ridge Commons affordable housing project. Ricky Quintana of Lloyd Companies said the project will have 94 rental units, 23 garage stalls, open space, a dog park, and infrastructure connecting Paramount and Platinum drives. The site's current valuation is $152,700, with a projected year-20 valuation of about $18.3 million. The developer committed to 10-year affordability at or below 80% of area median income, double the state's five-year requirement. - Resolution 2026-10: Adopted unanimously to approve the Stone Ridge Commons TIF District Nine project plan, authorizing up to $3,233,053 in tax increment revenues. Lloyd Companies said the affordable-housing TIF request was about $4 million less than the up to $7.3 million that could have been available under an economic-development TIF classification. The project is structured as pay-as-you-go. - Aviation memorabilia donation: Approved unanimously. The city will accept a collection of Clyde Ice aviation memorabilia from the Howard and Jane Ice Family Trust for educational display at the Black Hills Airport-Clyde Ice Field terminal. - South Dakota Community Foundation grantmaking fund agreement: Approved unanimously. The foundation will help administer the city's external grant process for an annual $500 fee plus a $7,500 affiliate fund administration fee. Staff estimated the city's general fund external grants at $70,000-$100,000 annually. The agreement can be terminated with 30 days' notice. - Crow Peak Brewing special event license: Approved unanimously for the Pine Island Gravel Odyssey on June 13, 2026, from 7:00 a.m. to 5:00 p.m. at Spearfish City Park. - Matthews Opera House special event licenses: Approved unanimously for the Festival in the Park on July 17, 18, and 19, 2026, from noon to 8:00 p.m. each day. The mayor initially read the dates as June in the live meeting but corrected it; the agenda and minutes state July. - Board of Adjustment minutes: A motion to approve a revised version of the March 16, 2026, Board of Adjustment minutes failed 1-5, with Jacobs voting yes and Hafner, Hourigan, Klarenbeek, Myers, and Rath voting no. The original staff-drafted minutes remain in place. - Spearfish Trails Coalition Trails Hub location: Approved unanimously. The trail hub will be on city-owned property directly south of the existing parking lot at the southeastern corner of Canyon Street and Winterville Drive. Kevin Jasper of STC spoke in support, noting the location is adjacent to the rec path and future trails and that no trees are expected to be removed. The Park, Rec and Forestry Advisory Board unanimously recommended approval on March 26, 2026. - Spearfish Creek Preservation Plan Phase 2: Approved unanimously an ISG proposal at $62,988.40, about $7,000 under the $70,000 budget. Phase 2 will include public engagement, concept sketches, and development of a Spearfish Creek master plan. - HDR Engineering independent fee estimate services: Approved unanimously at $4,600 for the Airport Apron project, a reimbursable FAA grant requirement. - DGR Engineering services: Approved unanimously for construction staking, materials testing, and administration services for the Sawmill Road Project at a cost not to exceed $84,500, funded from the TIF 8 fund. - Sawmill Avenue Project bid: Awarded unanimously to Johner & Sons, Inc. for $752,271.45. The engineer's estimate was $1.18 million and the budget was $1.5 million, funded from TIF 8. - Resolution 2026-06: Approved unanimously as a resolution of intent to enter into a private hangar ground lease with Lookout Mountain Composite Squadron, Civil Air Patrol. A public hearing was set for April 20, 2026, at 5:30 p.m. The lease would expire October 1, 2026, to allow the building to be removed or relocated for the apron expansion project. - Bill list: Approved unanimously the April 6, 2026, bill list totaling $895,930.56. - March 2026 salary expense, bank fees, and credit card fees: Approved unanimously. The grand total was $1,130,290.70, including $1,112,573.82 in gross wages and benefits, $92.67 in banking fees, and $17,716.88 in credit card fees. - Main Street/Colorado Boulevard chip seal update: Mayor Senden acknowledged the project did not meet expectations and apologized for challenges caused to downtown business owners. Public Works Director McMahon said staff and the contractor, Dakota Asphalt, are still evaluating the cause and solutions, with consultation from state DOT experts. Work cannot start before May 1 due to seasonal limitations and asphalt plant schedules. Options include contractor refund, reapplication of chip seal, mill and overlay, chip seal plus overlay, or concrete surfacing. A rough estimate for mill and overlay was $100,000-$200,000. Staff said a determination is expected in April, with work potentially starting in June. Council members pressed for a firm timeline and asked about contract, warranty, and performance bond protections. No formal decision was made on the repair method. Key Outcomes - The council approved all consent items, wage additions, contracts, resolutions, licenses, and bill payments except where noted. - The council adopted TIF District Nine for Stone Ridge Commons, capping reimbursable tax increment at $3,233,053 and imposing a 10-year affordability requirement at or below 80% of area median income. - A proposed revision to the March 16 Board of Adjustment minutes was rejected 1-5; the original minutes stand. - The city will continue evaluating the downtown chip seal failure, with staff aiming for a determination in April and possible repair work starting in June. The contractor must first be given the opportunity to perform warranty repair, and a performance bond exists if the contractor fails or refuses. - A public hearing on the private hangar ground lease was scheduled for April 20, 2026, at 5:30 p.m.

The Spearfish City Council held a study session on Wednesday, April 1, 2026, beginning at 4:15 p.m. in the City Council Chambers at City Hall. Mayor Senden presided, and all council members were present: Hafner, Hourigan, Jacobs, Klarenbeek, Myers, and Rath. The session was primarily a review of the upcoming April 6, 2026, regular council agenda, followed by two presentations: a proposed Tax Increment Financing district for an affordable housing project and the Spearfish Trails Coalition Trails Hub Project. No formal action was taken on either discussion item. The only votes were approval of the agenda and adjournment. An executive session listed on the agenda was noted as not needed and was not held. Agenda Approval and Review of April 6, 2026, Council Agenda - Council unanimously approved the study session agenda on a motion by Jacobs, seconded by Hourigan. - Staff reviewed each item on the draft April 6, 2026, council agenda. Highlights included a recognition at the High Plains Western Heritage Center, a request from the Black Hills State University Foundation regarding rubble site fees for demolition of three homes, approval of a termination agreement with Platinum Investments related to the McLaughlin sawmill development, a Monument Health 340B infusion services agreement, water service outside city limits at 150% of in-city rates for Valley Estates, donation of Clyde Ice aviation memorabilia, a South Dakota Community Foundation grant administration agreement with a $500 annual fee plus $7,500 administration cost, event licenses, Board of Adjustment minutes, the Spearfish Trails Coalition project location, phase two of the Spearfish Creek preservation plan, and multiple public works and airport contracts. - Public Works staff reported that several recent bids came in under engineer estimates and budget, including the Sawmill Avenue project with bids opened earlier that day at a little over $750,000. In response to a question, staff attributed the lower bids to increased contractor competition and the drying up of ARPA funding. Public Comments & Testimony - During the agenda review, Doug Markworth asked what would happen to the McLaughlin property after Platinum Investments backed out and encouraged council to vote yes on TIF 9. He stated he had no financial interest in the TIF passing, but argued that it would be unfair to deny a private landowner's TIF while the city owns land and can use TIF districts itself. - During the formal public comment period, opened at 5:16 p.m. and closed at 5:27 p.m., John Williams of 1320 North Canyon Street described the ongoing failure of the downtown chip seal project. He said dust and gravel were accumulating daily on his two businesses' outdoor seating areas, requiring constant sweeping and wiping, and that he has had to apologize to customers. He asked for clarity on the city's plan and urged a permanent fix and proactive cleanup. - Nathan Hoogshagen of 2194 Bridgestone Street asked the council and public works directly for an update on the chip seal project, saying many community members wanted to know what was happening. - Jeremy Smith of 287 Evans Lane spoke about the recent Board of Adjustments meeting, questioning whether a variance was the appropriate or legal tool for the project considered there. He said the decision felt rushed and asked council members to take their duty to follow city ordinances seriously, suggesting ordinance changes could be used when existing rules do not fit a desired outcome. - Doug Markworth returned during public comment and said the chip seal project had united the community in frustration. He noted that two direct questions had been asked about the plan and no answers were given that evening, and asked whether the city would address the issue. Discussion Item: TIF 9 – Stone Ridge Commons Affordable Housing - Community Development Director Wysocki presented an overview of Tax Increment Financing, explaining that TIFs use the increased property tax increment from a developed site to pay eligible project costs for up to 20 years, while the base property tax continues to go to taxing agencies. He noted TIFs can be used for affordable housing and require a finding that the project meets state statutory requirements. - The proposal from Lloyd Companies is for Stone Ridge Commons, which would be TIF 9. The project is located near Exit 14 between Paramount and Platinum Drive. Total estimated eligible expenses are about $7.3 million, with the applicant seeking about $3.2 million in TIF assistance. - Wysocki stated the applicant agreed to restrict rents for 10 years, based on 80% of area median income, exceeding the state minimum of five years. He clarified there are no income restrictions on tenants because the project is not using federal or HUD funds. A two-bedroom unit would be capped at $1,840 per month based on a 2025 state median income of $102,000. - Eligible costs include land at about $1.6 million and public street work at just under $1.9 million. The TIF district boundary includes the right-of-way connecting Paramount and Platinum Drive. - The Planning Commission voted 4-2-1 to recommend approval, finding that the TIF meets statutory requirements and aligns with the city's comprehensive plan, TIF guidelines, and economic development strategy. - Jeremy Smith expressed concerns during the discussion. He said the TIF does not appear to meet the intent of the law, does not address blight, raises boundary questions, and may mainly provide a road needed for commercial development rather than affordable housing. He also said the TIF appears to shift responsibility for private project profitability to the city and encouraged council to ask Lloyd Companies for more financial details before the April 6 decision. - Lloyd Companies representatives were available online but no substantive questions were directed to them. Discussion Item: Spearfish Trails Coalition Trails Hub Project - Recreation Facility Superintendent McDonald presented the proposed Trails Hub. The Spearfish Trails Coalition is seeking city approval to construct a trail hub structure on city-owned property directly south of the existing city-owned parking lot at the southeastern corner of Canyon Street and Winterville Drive. - STC is working with local contractor Jared Cappy of Pangea Designs on concept and design. Approval of the location is being requested first, with final design to come back for council approval before construction. An amendment to the construction agreement and a dedication agreement would be drafted so the city would take over ownership and maintenance. - The location is adjacent to the rec path and existing and future single-track trails. STC has contracted with Rock Solid Trail Builders to construct new bike trails on city-owned property south of the Spearfish City Campground, about a quarter mile north of the proposed hub. That project was approved in 2025, rescheduled to 2026, and is tentatively planned to begin in May 2026. - The 2026 Leadership Spearfish group has expressed interest in organizing a fundraising campaign for the project, with additional costs supplemented by STC and possible grants. - On March 26, 2026, the Park, Recreation and Forestry Board unanimously recommended council approval of the location, and staff supported that recommendation. - Emily Brown, President of the Spearfish Trails Coalition, said the project is the result of collaboration among many organizations. She said the goal is to create infrastructure that promotes connection and community and feels uniquely Spearfish. She noted the design is not yet complete and will be presented in coming weeks. Departmental Discussion - Public Works Director McMahon responded to chip seal comments, explaining that the city does not yet have a full plan. He said staff are still in negotiations with the contractor and are working with DOT experts to ensure any repair does not lead to a second failure. He stated that public and council feedback is being considered within the constraints of the contract, and the contractor is targeting June 2026 for repairs. - McMahon also announced that the city has decided not to pursue the 3-lane conversion of Main Street downtown at this time, based on feedback from council and the public. He and Wysocki will present at the next study session on implementation and timelines for Safety Action Plan recommendations. - Wysocki reminded council that the Planning Commission will meet Tuesday, April 7, 2026, and will consider adoption of engineering design standards and introduction of another affordable housing TIF petition near Peaceful Pines. He also clarified the city's due process for variances, noting the city code does not provide for administrative variances. - Parks and Recreation Superintendent McDonald reminded everyone that the Community Easter Egg Hunt will take place Saturday, April 4, 2026, at 10:00 a.m. at City Park, rain or shine. - City Attorney Knox said a revised Art in Public Places ordinance will come before council in the coming weeks, and a purchase agreement with Hills View Homes for an additional 16 lots at Sky Ridge Subdivision will be on the April 20, 2026, agenda. - Finance Officer DeNeui said the Town Hall scheduled for April 13, 2026, will be rescheduled. The draft 2025 financial statements will be brought to council for approval on April 20, 2026, ahead of the May deadline. The 2025 financial audit will begin in May. - Mayor Senden acknowledged that public frustration over the chip seal project is high, but said responses are limited because of ongoing legal negotiations. Key Outcomes - The study session agenda was approved unanimously; no executive session was held. - No action was taken on TIF 9. It remained scheduled for the April 6, 2026, council meeting for possible action, with staff noting it could be delayed if council wanted more information. - No action was taken on the Trails Hub location. The item is scheduled for the April 6, 2026, council agenda, with final design and agreements to return later. - Staff will bring chip seal repair options to council after negotiations are complete and will present Safety Action Plan implementation steps at the next study session. - The meeting adjourned at 5:36 p.m. on a motion by Hourigan, seconded by Myers.

The Spearfish City Council and Planning Commission held a joint special session on March 17, 2026 (agenda start time 5:30 p.m., though minutes record an earlier call to order at 4:15 p.m.) as a study session to review the Development Regulations Analysis and draft Engineering Design Standards. No formal votes or decisions were made; the session focused on presentations, discussion, and public comment. Discussion Items - Presentation of Development Regulations Analysis: Elizabeth Garvin and Maggie Squyer of Clarion Associates presented findings from an assessment of Title 15 (land usage). They highlighted five objectives: evaluate what works/doesn’t, identify opportunities to implement adopted plans, highlight best practices, discuss regulations for well-managed growth, and outline updates for user-friendly codes. Key gaps included inconsistent zoning districts (e.g., R1, R2, R3 all requiring 8,000 sq ft minimum lot area), lack of consolidated use tables, unclear subdivision procedures, and no administrative adjustment allowance. Three high-impact opportunities were identified: overhaul land development regulations, clean up review procedures, and clarify community growth policies. - Presentation of Engineering Design Standards: City Engineer Kyle Mathis and Staff Engineer Abby Larson presented the draft standards, developed over several years. The document covers sections on street design, wastewater collection, water distribution, storm drainage, grading, street lighting, and development process/submittal requirements. Notable updates from the June 2025 draft include an established appeals process, reorganization of Section 800, traffic impact study revisions, and removal of a proposed minimum 10-lot plat requirement. The standards aim to create consistency, protect public safety, and ensure quality infrastructure that the city will maintain. A tentative adoption schedule was outlined, with planning commission review on April 7, 2026, city council first reading on April 20, and potential adoption on May 4, 2026. Public Comments & Testimony - James Sherer (903 Sunset Drive): Asked about zero lot clearance after removal of minimum lot requirement. Staff clarified that only the engineering standards' proposed 10-lot minimum was removed; zoning regulations on lot size remain unchanged. - Jayna Watson (52 Pearson Drive): Emphasized that the zoning ordinance is a living document with many updates over years (e.g., downtown parking reductions, CB-1 incentive plan). Asked where engineering standards can be found online; staff responded at spearfish.gov/899/standards-and-specifications. - Tate Johnson (2011 Red Oak Circle): Requested a summary of responses to public comments on the draft engineering standards. Staff confirmed a spreadsheet of comments and responses will be posted on the city website. - Brad Limbo (1955 Mainland Road): Thanked staff and noted that the 1983 extraterritorial jurisdiction (ETJ) document has not been updated and remains problematic. - Joe Jorgensen (1905 Stage Barn Circle): Requested a meeting with developers, contractors, and engineers to review specification changes before adoption. Noted that early subdivisions (Lookout, Jorgensen, Evans) were well-designed. - Online chat (Donald Hlava): Asked whether the standards and code rewrite will include adjustments to building setbacks and parking minimums. Wysocki responded that the short answer is yes, but the extent will be determined through the revision process. Key Outcomes - No motions or votes were taken; the session was informational. - Staff will proceed with revising Title 15 based on Clarion’s assessment, with a full rewrite expected to take 18–24 months. - The Engineering Design Standards are scheduled for adoption on May 4, 2026, pending planning commission and city council approvals. - City staff committed to posting the public comment response spreadsheet online and considering a stakeholder meeting before adoption. - A discrepancy exists between the agenda (start time 5:30 p.m.) and minutes (call to order at 4:15 p.m.). The minutes also list the meeting date as Tuesday, March 17, 2026, consistent with the agenda date.

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.

The Spearfish Planning Commission met on March 17, 2026, at 4:00 p.m. in City Hall and via Zoom. The commission considered a conditional use permit for an in-home childcare center, a sketch plat in the extraterritorial jurisdiction (ETJ), a tax increment finance (TIF) district recommendation, and a variance and sketch plat in the ETJ. All items were approved, most with one dissenting vote. Consent Calendar - Approved the agenda as presented (5-0). - Approved the March 3, 2026 regular meeting minutes (5-0). - No conflicts of interest were declared. Public Comments & Testimony - Conditional Use Permit (childcare): Kathleen Parrow (neighbor) expressed initial concerns but after clarification supported the project, though she raised the issue of indoor space for inclement weather. Jan Pharr (neighbor) supported the applicant. A written comment from Riley Christman was read, raising questions about licensure, traffic, noise, indoor space, and compliance with state regulations. - TIF District 9: Jeremy Smith (resident) questioned whether the project met the definition of blight, noted that the TIF boundaries excluded potential commercial lots that would benefit from the infrastructure, and expressed concern about the impact of TIFs on school funding. - Sketch plat (Burno Gulch): The applicant and surveyor explained the purpose was to create lots for the owner’s children and noted the road access was informal but acceptable. Discussion Items 1. Conditional Use Permit for In-Home Childcare (1414 W Jackson Blvd): Applicant Tristyn Jackson proposed a summer nature camp for 10 children ages 5–10. Staff recommended approval, noting the use is analogous to a childcare center allowed via CUP in R1 zoning. Commission discussed noise, traffic, and buffering concerns. Commissioner raised concerns about location deep in R1 and lack of conditions on hours or indoor space. Motion to approve with no conditions passed 4-1. 2. Sketch Plat of Tract M3 and M4 (ETJ): Applicant Jeanne Rogers proposed splitting a 13-acre tract into two lots (approx. 4.8 and 7.4 acres) at Mineral Place and Oliver Street. Staff had concerns about access spacing but believed it could be resolved at final plat. Motion to approve passed 5-0. 3. TIF District 9 – Stone Ridge Commons: Lloyd Companies proposed a 94-unit multifamily development with affordable housing rent restrictions at 80% AMI for 10 years. Requested $3.23 million in TIF reimbursement for infrastructure (road connecting Paramount and Platinum Drive) and land acquisition. Staff and applicant presented the plan, noting it meets state affordable housing TIF requirements. Commission discussed the definition of affordability (no income restrictions), blight, boundary inclusion, and the 10-year affordability term. Motion to recommend approval to City Council passed 4-1. 4. Variance and Sketch Plat for 3075 Burno Gulch Road (ETJ): Applicant Kyle Craig sought to create three lots (lots 1,2,3) plus a 73-acre remainder. Variance requested to allow access via private easement rather than a public road meeting ETJ standards, due to topography and existing informal road. Staff noted concerns about future development of the remainder but no current plans. Motion to approve both variance and sketch plat passed 4-1. Key Outcomes - Conditional Use Permit (Childcare): Approved (4-1) with no conditions. Applicant must comply with existing ordinances; complaints can trigger review. - Sketch Plat M3/M4: Approved (5-0). Final plat will address access spacing. - TIF District 9: Recommendation to City Council approved (4-1). Council will consider final creation of district and plan. - Variance and Sketch Plat (Burno Gulch): Approved (4-1). Final plat will require engineered road plans per ETJ standards, though variance waives public dedication requirement. The meeting adjourned at approximately 5:30 p.m. to allow for a joint session with the City Council.