Scotts Bluff County approves rezoning for 'Off the Water' convenience store near Lake Minatare

Scotts Bluff County commissioners voted 5-0 to approve a zoning change allowing Dennis and Lindsay Applegate to open a small convenience and bait shop called "Off the Water" on their property half a mile from pavement near Lake Minatare.

The request, originally for roughly 1 acre of a 62-acre parcel, drew a lengthy public hearing Tuesday that split residents and produced a tie vote (3–3) at the county planning commission, meaning planners forwarded the application with no recommendation. Supporters said the store would provide basic goods and grow opportunities for local producers; opponents warned of increased traffic on narrow county roads and potential public-safety impacts.

The Applegates told commissioners they plan a modest, family-run convenience store and bait shop offering everyday items, bait and outdoor supplies, and a retail space for local produce and honey. "We have not asked for any financial help or public assistance to build our store," Lindsay Applegate said during the hearing. "We have already invested over $100,000 out of our own pocket into this project." Dennis Applegate said the parcel is only a half-mile from pavement and that the business is intended to serve lake visitors and nearby residents.

Why it matters: Lake Minatare attracts seasonal visitors who often travel long distances for supplies. Supporters said a nearby option could shorten trips back into Scottsbluff and benefit tourism. Critics countered that the proposed site sits on narrow, unpaved county roads with blind hills and a bridge in need of repair — conditions they said could make more local commercial traffic unsafe.

Supporters cited a petition and several letters in favor; the commission chair noted multiple emailed letters supporting the project. Easton Applegate, the applicants' 14-year-old son, told the board he had worked on the project and supported the family's plan. "Off the Water isn't just a store, it's a chance for our family to give back to the community," he said.

Opponents raised concerns about the scope of possible uses under the requested "recreation commercial" zoning. "I do believe it's spot zoning," said Scott Miller, who spoke in opposition, warning that the recreational-commercial designation permits a broader range of retail and eating/drinking establishments. Susan Flohr, a neighbor, told the board she feared more traffic, drunk driving and property damage: "I don't want people crashing through my fences," she said.

Commissioners pressed the applicants on driveway access, turnaround space for truck-and-trailer boat traffic, septic capacity and whether camping or overnight stays would be offered; the Applegates said they do not plan to allow overnight camping and are prepared to work with county road staff on sightlines and access. In response to county concerns, the board asked the applicants to expand the rezoned envelope to encompass additional turnaround/parking area and the existing shop so vehicle flow stays on commercial property rather than onto adjacent agricultural acreage. Commissioners also requested that the rezoned area reach a minimum of about two acres to ensure sufficient space for circulation and future septic needs.

The planning commission had been split 3–3, which yields no recommendation. After public comment and commissioner questions, a motion to approve the rezoning with the additional acreage to the west and north passed 5–0.

What's next: The Applegates still must finalize site-level permits and any building or health permits (for septic), and any future request for off-sale alcohol would require a separate application and hearing. The board's approval was for the zoning change only.