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Zoning board approves temporary gravel/millings surfacing, taller fence and reduced landscaping for city streets storage site
Summary
The Rapid City Zoning Board of Adjustment approved variance 25 VA 16 allowing gravel or asphalt millings in lieu of hard surfacing, a 6‑foot front fence, and a reduction in required landscaping points for a city Streets Department storage lot on East Saint Charles Street, with stipulations for dust control and stormwater treatment.
The Rapid City Zoning Board of Adjustment on Sept. 25 approved variance 25 VA 16 to allow gravel or asphalt millings instead of hard surfacing, increase the front yard fence height from 4 feet to 6 feet, and reduce required landscaping points at a property used by the city Streets Department on East Saint Charles Street.
Planning staff told the board the property is nearly entirely within the 100‑year flood plain with a portion of floodway in the northeast corner, and the site is currently used for municipal storage of equipment and snow removal. The city plans grading and drainage improvements that include extending a 60‑inch storm sewer to convey runoff to a drainage channel leading to Rapid Creek; work also includes raising site grades, perimeter fencing, a concrete driveway approach, and a stormwater quality treatment pond with a metering water‑quality structure.
“Because of the significant flood hazard area, any development on this property would require a flood plain development permit,” Cassie Hayes said. Staff recommended approval of the variances as the minimum adjustment necessary to accommodate the required drainage and staging work and because the public‑district zoning allows municipal storage uses.
City staff and the Streets Department said the plan will reduce the current gravel storage area and that asphalt millings would be applied as they become available from other city projects. The request included specific numbers: the required landscaping points would be reduced from 246,900 to 204,610, and the fence height would increase from 4 to 6 feet. Staff said the project will remove 53 trees—mostly cottonwoods—and that tree replacement was deferred because future development may change planting locations.
Environmental planner Morgan Twombly said the Streets Department is under an air‑quality compliance plan and is already using water trucks and dust palliatives on site. “They have contractors out there. Everybody's using water,” Twombly said. She also said dust control is a stipulation of the variance.
Project engineer Nicole Lisi described site controls: a concrete track‑out pad and a paved approach approximately 75 feet into the property, with gravel or millings beyond that. Lisi explained the drainage plan: site runoff will flow to a swale and a stormwater quality pond that will settle sediment before water discharges through the metering structure to the regional 60‑inch pipe and then to Rapid Creek.
Commissioners raised concerns about visual buffering from the Greenbelt bike path, long‑term revegetation of drainage channels, and the timing of millings versus asphalt to control dust. Several commissioners urged prompt use of asphalt millings where practicable. The board’s approval included stipulations referencing dust control and applicable permitting and monitoring.
Vince moved to approve the variances with staff stipulations; Mike Golliher seconded the motion. The motion carried by voice vote.
The variances apply to the current municipal storage use and staff said future development of the property will require a subsequent review of landscaping and surfacing as part of any change in use.
