Rapid City Zoning Board approves Cornerstone variance to place Connex storage containers at 401 Eleventh Street

The Rapid City Zoning Board of Adjustment approved a variance on May 8 to allow five Connex storage containers and corrugated metal screening at Cornerstone Thrift Store, 401 Eleventh Street, and to reduce the front, rear and side yard setbacks to 0 feet and allow increased lot coverage, with conditions.

Planning staff presented the request, saying the property is in a Light Industrial District with a mixed-use commercial future land use and fronts three streets. Staff described the proposal as placing five Connex containers at a 0-foot setback within the existing donation receiving area, replacing existing chain-link fencing, and said the containers would improve storage and security for donated goods. Staff also reported a drainage memo submitted with the paving/grading permit showed no adverse runoff impacts from the current lot coverage increase. Staff recommended approval with stipulations and added an additional stipulation requiring that “cleanup of any items, materials or donations left outside of the fencing after hours shall be removed beginning at 07:30AM each operating day, which does not include Sunday.”

Commissioners discussed neighborhood impacts, security and appearance. Commissioner Vicky supported the variance, saying the containers would “really look like a privacy fence” and reduce rummaging and theft that occurs through the chain-link fence. Commissioner Mike Kwosney expressed concern that opaque containers and fencing could conceal activity and mentioned potential graffiti; the commission noted the city’s nuisance regulations require property owners to remove graffiti. Commissioner Eric Hykas asked about container and fence height; staff said standard Connex containers are 9.5 feet tall and the corrugated fence would be 8 feet tall. Cornerstone’s executive director, Lisa Allison, told the board the organization has security cameras at the thrift store and said they have discussed locating the corrugated fence to create a slightly recessed, protected donation drop-off area.

After a motion to approve “with staff stipulations, including the third additional stipulation” and a friendly amendment noting the variance aligns with the intent of the ordinance and has minimal negative neighborhood impact, the board voted in favor. The motion carried. Staff and Cornerstone will be responsible for implementing the stipulations, including the 7:30 a.m. cleanup requirement for donations left outside the fenced area.

The board’s approval permits Connex containers that staff described as: three 8-by-40-foot containers fronting West Rapid Street, one 8-by-40-foot container on the west property line, and one 8-by-20-foot container fronting Eleventh Street, along with matching corrugated metal fencing and gates. Staff said the container placement does not create site-triangle issues at the nearby intersection and that the larger donation area had been paved via a grading permit, increasing the site’s impervious area and lot coverage to the level for which the variance was requested.

The board approved the variance with the staff stipulations and the added condition requiring morning cleanup of materials left outside the fenced area; no roll-call vote tally was recorded in the transcript.