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Posted: August 07, 2025
Rapid City
Agenda Item Summary

Agenda Item Ref. #: 25PD017 - Schnasse Addition

Agenda Item Title:

25PD017 - Final Planned Development Overlay to allow a mobile home park

Origination Group:
Planning Commission
Origination Meeting Date:
08/07/2025
City Council Hearing Date:
09/02/2025
Petitioner:
Towey Design Group, Inc for Tall Turtle, LLC
Staff Contact:
Cassie Hayes, Current Planner II
Location:
110 E. Watertown Street
Agenda Item Summary:
The applicant has submitted a Final Planned Development Overlay to allow a mobile home park on the property located at 110 E. Watertown Street in the Medium Density Residential District (MDR). The property is comprised of 4 parcels totaling 3.46 acres and currently contains a legal non-conforming mobile home park with 43 mobile home spaces, a duplex, and 2 accessory buildings. Per the applicant, 26 of the 43 existing mobile home spaces are currently occupied and 17 are vacant. The park was originally established in the late 1950s to the early 1960s and abuts public right-of-way to the north, east, and west and railroad right-of-way to the south. Due to the age of the park, there are a number of existing legal-non-conforming conditions, including but not limited to, property line setbacks, parking, and landscaping. The Planning Commission has denied prior redevelopment proposals for this park in 1998 (File #98PD019) and in 2003 (File #03PD045). In 1998, 56 mobile homes were proposed and in 2003, 53 mobile homes were proposed. In both instances, it was concluded that the property was not suited to accommodate increased development and both applications were ultimately denied without prejudice at the applicant’s request. The applicant is proposing to redevelop the mobile home park, which includes revisions to the park layout and interior roadway improvements. The number of mobile home spaces will remain at 43, but 42 of the mobile home spaces will have new mobile homes placed on the lot. Of the 42 new mobile homes, 21 will be 1-bedroom units measuring 14 feet by 40 feet (540 square feet) in size and 21 will be 2-bedroom units measuring 14 feet by 54 feet (756 square feet) in size. An existing 16-foot by 80-foot (1,280 square feet) mobile home located in the northeast portion of the property and the existing duplex located on the northern side of the property will remain. An existing building near the center of the park will be used to house the master water meter and the on-site management office for the mobile home park. The mobile home park is proposed to be redeveloped in 5 phases starting on the north side of the park and progressing south with full completion within 24 months. The applicant has indicated that existing tenants will be provided with resources to help them either buy, or work toward buying, one of the new mobile home units or assist with locating and transitioning to new housing. The mobile home park currently contains 2 unimproved internal roadways that provide access through the park. The south roadway is the vacated right-of-way of E. Watertown Street and the north roadway is a platted alleyway that runs east-west through the park. With the proposed redevelopment, the alleyway will be improved to a 20-foot wide asphalt surface and the existing E. Watertown Street will be improved to a 24-foot wide asphalt surface and a north-south connection through the park will be made from E. Watertown Street to the cul-de-sac at the southern terminus of N. Maple Street These internal roads will provide access to 32 of the mobile homes proposed. The remaining 11 mobile homes and the duplex are located along the perimeter of the property and will be accessed from E. Madison Street, N. Maple Street, and Herman Street. Upon approval of this Final Planned Development, the applicant intends to vacate the east-west alleyway and consolidate the 4 parcels and vacated alleyway into 1 lot that encompasses the entire mobile home park. Per Rapid City Municipal Code (RCMC) §17.12.050, mobile homes must be setback not less than 35 feet from the front and side property lines and not less than 25 feet from the rear property line. The applicant has requested an Exception to reduce the setback requirements to 20 feet along all property lines. This request is a 43% deviation from the front and side yard setback requirements and a 20% deviation from the rear yard setback requirement. Furthermore, the applicant has requested an Exception to further reduce the minimum front yard setback to 5.5 feet for 3 mobile home spaces located on the west side of the park abutting N. Maple Street and 2 mobile home spaces located on the east side of the park abutting Herman Street. Per RCMC §17.50.270.G.2, parking must be provided so that a vehicle not enter the public right-of-way backwards. The applicant has requested an Exception to allow the mobile home units located along E. Madison Street, Herman Street, and N. Maple Street to back into the right-of-way. Per RCMC §17.48.080, minimum clearances must be provided for mobile homes within a mobile home park. The applicant has requested an Exception to reduce the minimum required front clearance from the interior park road edge from 5 feet to up to 0 feet, reduce the minimum required side clearance between mobile homes from 20 feet to up to 7 feet, and reduce the end clearance between mobile homes from 10 feet to up to 3.5 feet. These requests are up to a 100% reduction from the interior road clearance requirement and up to a 65% reduction from both the side and end clearance requirements.

Funding Source & Fiscal Impact (if applicable):

Funding Cost Center

Recommendations:

Origination Recommendation Action:
Approve with Stipulations
Origination Recommendation Notes:
Planning Commission approved with stipulations outlined in the Project Report: 8/7/2025
Published in 2025 - PL Agenda Items
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