Planning commission approves townhome amendment but denies garage setback reduction in Tuscany Place

The Rapid City Planning Commission on Jan. 9 approved a major amendment to the Tuscany Place planned development overlay (24PD24) to permit two townhome units on two lots, but denied the applicant’s request to reduce the garage front‑yard setback from 18 feet to 15 feet.

City planner Cassie Hayes told the commission the property sits at the end of a dead‑end local street and is constrained by steep topography, an existing three‑tier retaining wall and a scenic easement that limit buildable area. The applicant requested both a reduced garage setback and permission to deviate from the original 2005 architectural elevations. Hayes said the developer proposes two two‑bedroom units, each with a two‑car garage roughly 24 feet by 26 feet, and that the architectural review committee in the subdivision had approved the updated elevations.

Hayes said staff does not support the setback reduction because a 26‑foot garage depth with a 15‑foot setback would still allow vehicles to extend into public right‑of‑way; she recommended denying the setback exception while supporting the architectural deviation because the proposed stucco siding and asphalt shingles maintain the planned development’s intended Tuscan character. She also noted fire‑suppression requirements remain because low fire flows in the neighborhood require sprinkler systems in new residences.

Ryan Hall, representing the applicant, said the planned garage depth gives owners room to park full‑size pickups inside and that the design complies with subdivision covenants. Neighbors objected to the setback change on aesthetics and property‑value concerns and raised an additional issue that a Black Hills Energy overhead line easement may cross the north lot line; neighbors asked that any easement problems be resolved before permits are issued.

Commissioner Karen moved to approve the proposed major amendment with staff stipulations, to deny the exception reducing the garage front‑yard setback to 15 feet, to grant the architectural deviation, and to add a stipulation that any recorded easements encroached upon must be vacated prior to issuance of a building permit. Eric Hiekus seconded the motion; the commission approved it on a voice vote.

Stipulations noted in the staff report remain in force, including required fire suppression/alarm installation prior to occupancy for the areas used and standard building‑permit conditions. The decision preserves the planned development’s design intent while allowing the revised elevations and addressing the neighborhood’s concerns about right‑of‑way encroachment and easements.