[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6497059,"mediaKeyId","5477878-6a29af43ec4def52c122569a48fe19f1","parentId",5477878,"title","Planning commission approves TIF district to support North La Crosse redevelopment, police precinct and possible Luna Avenue extension","audioSeconds",5310,"startMs",2167000,"endMs",7477000,"viewUrl","/Search/View?dp=1&key=5477878-6a29af43ec4def52c122569a48fe19f1&start=2167&end=7477","thumbnailUrl","https://assets.pipeline.soar.com/5477878-6a29af43ec4def52c122569a48fe19f1/thumbnail_2167000.jpg","articleUrl","/articles/6497059/Rapid-City/Pennington-County/South-Dakota/Planning-commission-approves-TIF-district-to-support-North-La-Crosse-redevelopment-police-precinct-and-possible-Luna-Avenue-extension","mediaUrl","https://secure.pipeline.soar.com/6497059-7e4b7b23beca51d765b0b96b2947446a/orig.mp4?Expires=1771189211&Signature=KsW7OXh20T8gLTCIIEa3rbyWcB5b0gfqTOtHRC0tC1AFTVKnOZlXAmVpbaDXj2Ck25kotRbRheVh06NurcwFKznJ~a1qdoI8j~MceLxM2J5EWLA94Pw~RN9sCwUEkGiKksPfn~olRk1ja2W1xdTyedY1J7oG02hDCaosbejHZFoqRRHbR2f2A2~ZZT7oAKfEi6IedbMU2-8IQEqbdOFHBJ0xTPjwCcFuAbbyiXF0X7aYr65LHXXH~ef0aoDZpiWp2xUzq4jUWy0DEUdMnojQOgVGWv1tCyD9kGCWcbdfYFoAoEqzIfs~gWqaCuCSy4j3uYABeCcz2aBlSWNMfsLYaw__&Key-Pair-Id=KUT5TJCACFTXG","author","rapidcitygovernment account","date","2025-07-24T20:22:37.197Z","article","The Rapid City Planning Commission on July 24 approved creation of a tax increment financing (TIF) district and an associated project plan (option 2) intended to spur redevelopment near North La Crosse Street and to help fund a future north-side police precinct.

Finance staff said the proposed district centers on 1902 North La Crosse and adjacent parcels and would support a private developer’s plan to demolish existing structures and construct four restaurant buildings and one commercial retail building. Staff identified three confirmed tenants in presentations and subsequent public remarks: Chick‑fil‑A, Panda Express and Chipotle; the retail space is intended for Les Schwab Tire; a fourth restaurant site is listed as to-be-determined. Estimated construction costs presented were just over $27 million. The developer’s (AAM Rapid City / Allred USA parent) TIF request was about $5.1 million with interest under option 1.

The city would be a second “developer” in the project plan to partially reimburse acquisition and renovation of 120 (address listed as 120 Nowhere Drive in the staff presentation) for a proposed north-side police precinct; staff indicated a $1.8 million purchase price and requested up to $1.15 million of TIF support for that component under option 1. With the originally submitted boundary (option 1) total eligible project costs were described as roughly $8.7–8.8 million.

Staff presented a second boundary (option 2) developed after the application that would expand the district to include undeveloped parcels behind the North La Crosse Walmart and to capture increment that could be used toward public improvements including partial funding for a Luna Avenue extension and a traffic signal at the intersection of Luna and Eglin. Option 2 increases the city’s reimbursable capital by roughly $600,000 for the additional public improvements and raised total eligible project costs to just over $10 million in staff materials. Staff said developer 1 would receive increment first (anticipated payoff in year 14) and the district would run up to 20 years; staff used a conservative amortization, projecting full repayment in year 20. Staff’s finance slides assumed a financing interest rate near 7 percent and projected about $9.4–11 million of tax increment captured over 20 years depending on the option.

The commission’s hearing included detailed staff analysis, public comment and questions from commissioners about traffic, phasing, the police precinct and who bears risk if development comes in slower than projected. Public commenters—some nearby property owners and business representatives—expressed concerns about existing traffic congestion in the area and urged careful attention to access and turning movements; other local property owners said they plan substantial private reinvestment across La Crosse Street and supported redevelopment.

Traffic engineers and Public Works staff told the commission the submitted traffic-impact study identified the need for a northbound right-turn lane into the development from La Crosse and recommended continued monitoring of the Luna/Eglin intersection; counts used in the study predated an additional nearby restaurant (Freddy’s), and staff noted a corridor study of Eglin is planned in the next year or two. Public Works said La Crosse/Eglin would continue to meet acceptable levels of service (C or better) with the project and that the Luna/Eglin intersection did not meet signal warrants at the time of counts, though a signal was recommended for monitoring and potential future installation once warrants are met or with the expanded TIF capture.

Commissioner Eric Hicus moved to create the district using option 2 (the expanded boundary that could capture increment to help pay for Luna/Eglin improvements); Karen seconded. After public comment and deliberation the commission voted to create the district under option 2 (vote recorded as carried with six commissioners in favor and three opposed).

The commission then considered the project plan for option 2. Commissioners and staff discussed phasing, how TIF reimbursements would be prioritized (developer first, city second for the precinct), and the limits of city risk if private development does not occur. Staff noted projections were intentionally conservative and that additional private development (for example Libertyland and other nearby projects) could accelerate repayment. The commission approved the option-2 project plan after motion and second; the minutes record the final project-plan vote as 6–3 in favor.

The approved project plan identifies eligible public and private improvements (demolition, abatement, site utilities, a northbound right-turn lane on North La Crosse, partial reimbursement for the police-precinct purchase/renovation, and potential Luna extension and signal if the expanded boundary is used). Staff and commissioners emphasized that building permits, site-plan review and traffic mitigation will be required before tenant occupancy, and that public improvements may be phased as development occurs.

The commission’s approval sends the district and project plan forward for city-council consideration and subsequent state certification steps required to implement TIF financing.","mediaType","Video","parentTitle","Rapid City Planning Commission 07-24-2025","oneSentenceSummary","The Rapid City Planning Commission on July 24 approved a tax increment financing district and the option‑2 project plan to support redevelopment at 1902 North La Crosse and surrounding parcels, including private restaurant and retail redevelopment and partial city reimbursement for a proposed north-side police precinct.","taxTitle","Rapid City, Pennington County, South Dakota","taxId",2748,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6497063,"Planning commission grants conditional use permit for oversized garage at 712 Allen Avenue",370,1836000,2206000,"/Search/View?dp=1&key=5477878-6a29af43ec4def52c122569a48fe19f1&start=1836&end=2206","https://assets.pipeline.soar.com/5477878-6a29af43ec4def52c122569a48fe19f1/thumbnail_1836000.jpg","/articles/6497063/Rapid-City/Pennington-County/South-Dakota/Planning-commission-grants-conditional-use-permit-for-oversized-garage-at-712-Allen-Avenue","https://secure.pipeline.soar.com/6497063-6ffeb5f40883ef5a6db91c1a03390f26/orig.mp4?Expires=1771189211&Signature=bHCUZsWJ3qF0-ltVXfsmVxmN5Eso8VjuMeAR1SUg80Y-EdJuv9n8A1ZHHzrFgD2G7Q84tOOj-e0kf7jkl72jeZJW3y8zD9y6IXFf6hAzbF-gKxg259G~t-8NZz7qAiy333HMxOP~kJAqSLldQWKIHe-O-8climlwE8tSR4Ohg7H0Dpsup71MhvJBOyk7sjPEjwlnA5zAzquJrXL66sHnfrPaVyn8cdGbMGAYO5GpDVXOLz3XeBiYSrYeQPGr2K7oTfHsW59PFkauKKxT8FFcw7XqeJ38sPPCBUjE7dPw-OAGxcehqPNqU0hLyiETrGsQ8meiU~s6yljIMTYXAc7WGw__&Key-Pair-Id=KUT5TJCACFTXG","The Rapid City Planning Commission approved a conditional use permit on July 24 for an oversized detached garage addition at 712 Allen Avenue.

Morgan Twombly, environmental planner, said the applicant proposes a 384-square-foot addition to an existing detached garage with an existing 835-square-foot detached garage and a home of similar footprint. The addition will attach to the rear of the detached garage, match the existing structure in height and color, and feature a single-slope roof that directs drainage to the north. Staff recommended approval subject to the standard stipulations in the staff report and noted that any adverse drainage impacts to the neighboring property will be the responsibility of the property owner.

Commissioners asked for clarification on use; staff confirmed the addition will be accessory to the primary residence (not an accessory dwelling unit) and said existing fencing and landscaping will limit visual impacts from the street. Mike (commissioner) moved approval; Vince seconded. The motion carried by voice vote.

Staff reiterated that any required mitigation for drainage would be handled at the building-permit stage and that the permit will require compliance with the stipulations listed in the staff report.","Rapid City’s Planning Commission approved a conditional use permit allowing an oversized accessory garage at 712 Allen Avenue, with a stipulation that any drainage impacts to the north are the property owner's responsibility and standard permit conditions apply.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6497068,"Board approves contractor-storage variance allowing asphalt millings and 80% lot coverage near East Chicago and Riley",916,829000,1745000,"/Search/View?dp=1&key=5477878-6a29af43ec4def52c122569a48fe19f1&start=829&end=1745","https://assets.pipeline.soar.com/5477878-6a29af43ec4def52c122569a48fe19f1/thumbnail_829000.jpg","/articles/6497068/Rapid-City/Pennington-County/South-Dakota/Board-approves-contractor-storage-variance-allowing-asphalt-millings-and-80-lot-coverage-near-East-Chicago-and-Riley","https://secure.pipeline.soar.com/6497068-856fdcf9ddbc0d29aa946518123bc254/orig.mp4?Expires=1771189211&Signature=modxcA4ATnqb9XntVRY0j-iqjTN~V~fw-DYEnC2ANrvQo-~CP8ydc8y37Z54gV7e3LLGgnrk8RZgDic2XLoN6fih1OBzEvPAzCLJOOKAC9-R-LGBu9hZuYjME6hYgRNqK40JJ1ID8qrsBsCmlq8Mo4Uz-sig4YJ6zkPxQsQSqh2o3Zc2GaeOQeKsApHgv6nIvAf5eRxpciI6klnvbgYHRtTN9XRj62pfERiKSOG9CwtFIMhvkDguR1UjLflLvsUiVoW7Em1yi~W~8erKk8Z9k6UotLG1tY00ug0o0iZf-LOfSuO3K5AdFEVQNrzBhwjUMwaOc2LKUdKHidZ5Wh1X6Q__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Adjustment approved a variance on July 24 permitting asphalt millings in place of standard hard surfacing and allowing 80% lot coverage where the Light Industrial District limits coverage to 75% for a property northwest of East Chicago Street and Riley Avenue.

City staff told the board the applicant proposes a contractor storage yard (a permitted use in Light Industrial) that would store heavy construction equipment and a shipping container on a lot that was platted in 1870 and is legal nonconforming for minimum lot size. Staff said heavy tracked equipment is likely to deteriorate conventional hard surfacing and that the proposed area to be surfaced with millings is about 7,015 square feet—roughly 80% of the lot—hence the lot-coverage variance.

Staff recommended approval with conditions: a drainage report at building permit submittal, installation of sidewalk along East Chicago Street, a revised site plan (current driveway shown at 10 feet must meet a 16-foot standard), and an annual dust palliative requirement. Staff also reminded the board that shipping containers are considered structures and must have a building permit before placement.

Commissioners asked about traffic and long-term maintenance. Staff and public-works representatives said the storage yard is expected to generate low traffic, that similar millings have been used in nearby light-industrial areas, and that the city can require owners to bring failing surfaces up to code if the lot deteriorates. Commissioners suggested tracking performance of existing milling sites to inform any future ordinance changes for contractor yards.

Karen moved approval; Vince seconded. The motion carried by voice vote; no individual no votes were recorded in the hearing minutes. Approval included staff stipulations: drainage report and revised site plan at building permit, sidewalk installation, driveway width correction, annual dust palliative, and that the undeveloped portion remain as drainage and landscaping.

Staff noted public-works requirements will be enforced at the permit stage and that the legal nonconforming lot size and nature of heavy equipment storage constituted the special circumstances supporting the variance.","The Zoning Board of Adjustment approved a variance to allow asphalt millings and up to 80% lot coverage for a contractor storage yard northwest of East Chicago Street and Riley Avenue, citing the lot's legal nonconforming size and the heavy equipment use that would damage hard surfacing.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6497073,"Zoning board OKs variance to allow asphalt millings and 6-foot fence at 110 Rapid Street",658,248000,906000,"/Search/View?dp=1&key=5477878-6a29af43ec4def52c122569a48fe19f1&start=248&end=906","https://assets.pipeline.soar.com/5477878-6a29af43ec4def52c122569a48fe19f1/thumbnail_248000.jpg","/articles/6497073/Rapid-City/Pennington-County/South-Dakota/Zoning-board-OKs-variance-to-allow-asphalt-millings-and-6-foot-fence-at-110-Rapid-Street","https://secure.pipeline.soar.com/6497073-7d1c7814be3b836f35a338603b79bc2d/orig.mp4?Expires=1771189211&Signature=VWDkKkNoypwWx6R3pDjr2R1-45tTx3ivFJAXUNKOKU0h33JjsWS~NYnufpxHREpjmziizaWvnprY6W5nxkA0ExfHGcZ0xswZVzKfGZGTMR9fYI0tlQ9tViGGWMkW1NS9FwxzLZYQcTAji39Dhno5XN~VRwecMYRsZRqHMq5rnae6~-ofoD-kxTC3ulS9sxCcYc8FAyoEuFAy2podSMdggZjisOJ9YWLFDsBrXUhmNBQ9RYICnt2Tc2DkiUN0QxusyDqzju2MuEx-lWYhdgg6qL0b4oq8dMfMd2LiLuRkk2y6~zIWf-tJye8HSRCv~hAk10J2pSdjsN9dGWTZCoh44A__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Adjustment voted to approve a variance for property at 110 Rapid Street on July 24, allowing asphalt millings in lieu of a code-required hard surface and permitting a 6-foot fence in the front yard where 4 feet is the standard.

City planning staff told the board the property, zoned General Commercial, currently contains a roughly 6,400-square-foot commercial building that the applicant intends to demolish and use for parking and storage for an adjacent business, Black Hills Outdoors. Staff said the proposed use is low-traffic storage related to the business across First Street and therefore recommended the variance because asphalt millings are not an allowed hard surfacing material without a variance.

Staff also said the applicant will place a 6-foot chain-link fence with opaque slats and a 20-foot-wide lockable swing gate at the First Street entrance, and that access to the site will be from First Street only. Public Works noted conditions that must be met at building permit: calculations demonstrating millings will not erode into the street, maintenance of a 10-foot pedestrian sight triangle at each side of the gate and at the alley, and that staff will require an annual dust palliative application on surfaces that are not conventional hard surfacing.

Board members discussed precedent and scope. One commissioner asked whether approval would create a downtown precedent for millings; staff replied the recommendation relies on the special circumstance that the proposed use is low-traffic storage tied to the adjacent business, and that staff would not recommend millings for a commercial parking lot where higher traffic is expected. The board added a stipulation that the variance be specific to the proposed use so that future different uses (for example, employee parking or other higher‑traffic uses) would be required to hard-surface the lot.

Vince moved approval of the variance and Karen seconded. The motion carried; one board member, identified in the minutes as Eric Aikas, recorded a no vote. Approval includes the staff stipulations described above: runoff calculations at building permit, maintenance of pedestrian sight triangles, annual dust palliative, and use‑specific limitation.

The board also reviewed site photos, the proposed fence detail with slats, and discussed enforcement: the city’s air-quality specialist said dust palliative enforcement is complaint-driven and that staff will inspect and require application if neighbors report dust.

The board returned the item to the record with the listed stipulations and proceeded to the next agenda item.","The Rapid City Zoning Board of Adjustment approved a variance allowing asphalt millings instead of required concrete or asphalt surfacing and a 6-foot front-yard fence at 110 Rapid Street, with conditions including annual dust palliative and runoff/visibility protections.","actionData","errors"]

Article not found

Planning commission approves TIF district to support North La Crosse redevelopment, police precinct and possible Luna Avenue extension

Planning commission grants conditional use permit for oversized garage at 712 Allen Avenue

Board approves contractor-storage variance allowing asphalt millings and 80% lot coverage near East Chicago and Riley

Zoning board OKs variance to allow asphalt millings and 6-foot fence at 110 Rapid Street