Planning commission approves rezones for Arrowhead phases despite neighbors' drainage and access concerns

The Rapid City Planning Commission on June 5 approved rezoning two areas of the Arrowhead plat from General Agriculture to Low Density Residential 1 and Low Density Residential 2, clearing the way for final platting of single-family lots and townhomes. The motion passed with Commissioner Eric Hicas moving approval, a second from Commissioner Jeff (last name not recorded in the hearing record) and the commission recording one no vote from Commissioner Mike Kwasney.

The rezones cover two separate pieces of the approved preliminary subdivision along Sheridan Lake Road and nearby Dunham and Westridge streets. Jessica Olsen, current planning staff, told commissioners that the rezones correspond to final-plat phases: “Phase 2…would be rezoned to LDR 1, limiting it to primarily single family development. Phase 3a is proposed to be LDR 2, low density residential 2. That does allow single family residential as well as townhomes.” She noted the 40-unit rule constrained the phase lines for this set of approvals.

Neighbors who live adjacent to the proposed phases used public comment to press staff on stormwater and road impacts. Cheryl Alley, who said she lives near Westridge, told the commission, “we've had a huge issue with water problems in West that area, which this is going to border,” and said residents already have installed drainage work on private property. Keith Larson and other neighbors described heavy construction traffic, tree removal and hauling that they say is eroding nearby local roads.

Planning and engineering staff told the commission those concerns will be reviewed as part of the remaining permitting and plat process. Todd Pekosz, a representative from the engineering division, said the developer has submitted a grading permit and a development engineering plan application and that a detention pond is being designed for the middle of the property: “that pond will handle the drainage for the whole project.” He added that the final subdivision/street plans — which include storm sewer inlet sizing and street layout — have not yet been reviewed in final form.

Staff described the regulatory steps that follow a rezone. Vicky (staff title not recorded) said the rezone before the commission is limited to land-use designation and that detailed drainage, street design and lot configurations will be evaluated at the subdivision and development-engineering stage. She told residents the drainage plan in the development engineering file is public record and that a copy can be made available: “If anyone from this group would like to have access to our file, they can look at it. We can make a copy of the drainage plan.”

Commissioners and staff also described construction controls the city applies to limit impacts on existing streets. Pekosz said grading permits require channels and basic drainage controls; the city secures a haul route for construction and the construction group will monitor road condition and require the developer to repair significant damage.

Several residents asked how private open space and pedestrian access will be provided. Vicky said the areas shown as green on plan exhibits are proposed to be preserved as common open space for the subdivision and commonly are served by pedestrian access and maintenance by a homeowners association: “Typically, what we would see in something like this is there'll be pedestrian access so that the local property owners within this subdivision…will have access to that.”

Commissioners acknowledged public concerns while supporting the rezones as consistent with the city’s future land-use map. After discussion, the commission approved the rezones, allowing the developer to proceed with subsequent final plats and the development engineering review.

Next steps: the developer must submit and obtain approval of the development engineering plan and final subdivision plats for each phase; those filings will include detailed drainage reports, storm sewer plans and street cross-sections. Staff encouraged residents to review the public engineering files and to meet with the applicant or city staff if they want copies of the drainage documents. The commission said staff will also monitor the named streets and haul routes during construction.