Pennington County planning panel approves home-occupation permit to allow small used-car sales at 6501 Anderson Road

The Pennington County Planning Commission on Feb. 24 approved conditional use permit COCU 20 five-four to allow a home-based used-car sales and light-repair operation at 6501 Anderson Road.

Megan Talmadge, county planner, told commissioners the application from property owners Tim and Tammy Starkey requests permission “to repair and sell cars on-site, which would be considered a used car dealership, per South Dakota SCCO.” She said the property is zoned Suburban Residential District and that staff’s review identified access and zoning concerns that led staff to recommend denial but offered conditions if the commission wished to approve the request.

The commission’s action followed questions from members and short public comment. Commissioners approved the permit with 17 conditions that limit the operation; key restrictions require that all repairs take place inside an existing structure, no car washing occur on-site, and no more than two vehicles related to the home occupation be on the property at any time. Betty Clark, a Winton Street resident who spoke during public comment, said neighbors supported the limit and the indoor-storage requirement: “We just didn't want to have a parking lot full of — oh sure.”

Talmadge described two existing access points to the property and flagged a legal constraint: the northern access appears to cross a no-access easement that would need approval from the County Highway Department and vacating through the City of Rapid City because the property was platted through that city. The southern access is a shared access easement; planners said increased traffic from the use could negatively affect the neighbor who relies on the shared access.

Staff noted the requested dealership use is normally listed in commercial zoning districts; because the site is in a residential zoning district, staff recommended denial but included conditions the commission could impose if it chose to permit a tightly limited home occupation. Commissioners who spoke in favor said they were comfortable letting the applicants try a limited home-based business so long as the conditions were enforceable and the use remained contained. One commissioner said the conditional-use approval could be revoked if the operation expanded beyond the conditions.

Applicant Tim Starkey told the commission the venture is intended as a part-time supplement to existing employment. He said the dealers’ requirements include a sign, a heated garage, liability insurance and a surety bond — “50,000, I believe” — and that most vehicles would be hail-damaged units obtained through dealer exchanges or auctions such as Copart and would receive only light body or minor mechanical work rather than full engine rebuilds. "This isn't our full time job. We have regular jobs Just something on the side that we're trying to do," Starkey said.

The commission voted to approve COCU 20 five-four. A roll-call tally recorded Deb — aye; John — aye; Charlie — no; Laurie — aye; Michael — no; Kevin — aye; and the presiding chair — aye. The motion carried.

Talmadge and staff noted two follow-up steps: (1) the northern no-access easement, if used, would require County Highway Department review and vacation through the City of Rapid City; and (2) the Board of Commissioners will consider the Planning Commission’s recommendation at its regular meeting on March 4, 2025, at 10:30 a.m.

No executive session was held. The meeting concluded with routine county board remarks and brief comment on a state House concurrent resolution unrelated to the Starkey application.