[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6551142,"mediaKeyId","5354506-31673a4af01577d67c38c86aa65bb6e3","parentId",5354506,"title","Planning commission approves Sunridge senior affordable-housing TIF district, denies project plan","audioSeconds",3120,"startMs",1592000,"endMs",4712000,"viewUrl","/Search/View?dp=1&key=5354506-31673a4af01577d67c38c86aa65bb6e3&start=1592&end=4712","thumbnailUrl","https://assets.pipeline.soar.com/5354506-31673a4af01577d67c38c86aa65bb6e3/thumbnail_1592000.jpg","articleUrl","/articles/6551142/Rapid-City/Pennington-County/South-Dakota/Planning-commission-approves-Sunridge-senior-affordable-housing-TIF-district-denies-project-plan","mediaUrl","https://secure.pipeline.soar.com/6551142-1db04b0a757b2a1eb3fc00d8984f656b/orig.mp4?Expires=1771199965&Signature=LAD-q6876hkZWsH0rPyNpBrPLyCKkj03fkg5~DkxbNAeSjix3le5kt73N52RqrCWIpvVXdTqNrSY-WWjiqNXTkYUUYuzU8EEEOjGScs5zhCga5Dgm6S6vROh~eSEcX42flbrx28iRDKmWb11bryRjac9CU2ft90ic8yz1msNlDu7Y01FuVbqtUxuXpMmWJTeHMV~7~otWm2HahIxxLiNPuZ12gSM~NbVmKM3Py1dT~7FLkPo9yW-Gssvm9vyWRT6jjnVBnFYoyyIxeCvZDXdArl9tDOZdwPzQtLnDBn~eWrIHzmbvKYS0tgbJIa-bs5ACXufqoOFMKFggeW2c9Rbow__&Key-Pair-Id=KUT5TJCACFTXG","author","rapidcitygovernment account","date","2025-07-04T14:44:25Z","article","The Rapid City Planning Commission on July 10 recommended creation of a Tax Increment Financing (TIF) district for the proposed Sunridge senior affordable housing project but denied the associated project plan after protracted discussion about subsidy size and repayment risk.

Mike Dugan, finance staff, presented the application and said the proposal is for 38 apartment units on the 300 block of North Street targeted to seniors (age 55-plus) and income-qualified households at 60% or below area median income (AMI). Dugan said the unit mix would be 34 one-bedroom units and 4 two-bedroom units and that the developer requests roughly $4.6 million in TIF assistance. Dugan said total project cost is estimated at about $10.6 million and that the TIF request includes about $2.221 million for site improvements plus financing and administrative fees.

Dugan warned staff projections expect a shortfall under the 20-year statutory window for TIF repayment and described a scenario in which a remaining balance could appear near year 18 that the developer would need to refinance into primary debt. He also noted the city's TIF policy and state limits on total taxable valuation captured by active TIFs.

Jason Bull of Blue Line Development, the project's developer, said Blue Line has completed several Rapid City projects and that the company has been awarded tax credits and other funding for Sunridge. Bull told commissioners the project would receive about $4.1 million in equity from Low-Income Housing Tax Credit investors and $700,000 in HOME financing from the state, leaving the TIF as the remaining piece of the capital stack. \"It is not our intention to have the taxpayers or the city be on the hook for this loan,\" Bull said. He added Blue Line would provide a corporate guarantee and projected the TIF would be repaid by year 20, with refinancing by year 18 if necessary.

Staff recommended denial of the project plan because the requested subsidy per unit—about $120,000 per apartment—was notably larger than recent affordable-housing TIF projects in Rapid City (staff cited roughly $50,000–$52,000 per unit for recent projects). Staff also pointed to the site's topographical and development challenges, which increase hard costs and raise the per-unit subsidy when there are relatively few units to spread costs across.

Commissioners asked detailed questions about market demand, rents, how existing nearby tax-exempt entities would be affected, and whether corporate and personal guarantees have precedent. Blue Line said Sagebrush Flats and another completed project are leasing and that the company has a pipeline of applications; Bull said the developer is committed to 40 years of affordability and compliance timelines required by tax-credit financing.

On the first vote the commission approved creation of the Sunridge Senior Affordable Housing TIF district by roll call, 6–2 (Aye: Arguello, Boleman, Vidal, Gallaher, Hieges, Bailey; No: Kwasney, Stuck). Later, when the commission considered the Sunridge project plan, Commissioner Mike Gallagher moved to deny and Commissioner Eric Hieges seconded; the motion to deny the project plan passed.

Staff told the applicant the denial means the developer may work with staff and return with a revised project plan; the district creation will be forwarded to City Council for final consideration.

Key figures presented at the meeting:
- Units: 38 (34 one-bedroom, 4 two-bedroom) for seniors (55+), targeted at 60% AMI.
- TIF request: approximately $4,600,000 (includes about $2,221,000 for site improvements).
- Total project cost: roughly $10,600,000.
- Developer equity from LIHTC investor: approximately $4,100,000; HOME funds: about $700,000 (as presented).
- Staff concern: projected TIF increment receipts were estimated at roughly $3.5 million, leaving a projected shortfall and a possible balance at year 18–20 under conservative assumptions.

Commissioners’ discussion reflected support for affordable housing broadly but skepticism about the size of the subsidy for a relatively small 38-unit project and the long-term risk to the city if refinancing or guarantees were insufficient. Staff and the developer agreed that the project could return with revised financial terms or a different financing structure for further consideration.","mediaType","Video","parentTitle","Rapid City Planning Commission 07-10-2025","oneSentenceSummary","The Planning Commission voted July 10 to create a TIF district for a proposed 38-unit senior affordable-housing project but separately denied the project's plan, citing concerns about a large per-unit subsidy and repayment risk under a 20-year TIF horizon.","taxTitle","Rapid City, Pennington County, South Dakota","taxId",2748,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6551147,"Planning commission approves minor procedure change removing “set for hearing” step for some council items",145,1427000,1572000,"/Search/View?dp=1&key=5354506-31673a4af01577d67c38c86aa65bb6e3&start=1427&end=1572","https://assets.pipeline.soar.com/5354506-31673a4af01577d67c38c86aa65bb6e3/thumbnail_1427000.jpg","/articles/6551147/Rapid-City/Pennington-County/South-Dakota/Planning-commission-approves-minor-procedure-change-removing-set-for-hearing-step-for-some-council-items","https://secure.pipeline.soar.com/6551147-3ae457370a2bdb36179365026f39dc2e/orig.mp4?Expires=1771199965&Signature=FgEc0mifK08tstsM80TKckXzkaRSLnmqJPZic~sWcqKGKCat1jigtXanxJJFIJsH099l0OOFFkKX8-WS8nT34nA97wEXg1gGq03BqNtlAO7DIvzPMKat7IkivVjqiG8RbJR0p5tf2aagJtKHxxCGeEXHwJoNYimpwrx1C9VCFw76S6obtLweYlrZCb~MDlQWVCuILVyWRazL-08TZEvib05guFc2HeJMIuGATILVUjceq57JgCJ7EztU51aCjD-~fVHCjyMLDYVYa3hDsANXkGfjjaEZjYtiNe9nHlpFL3SW7Sj7jfDxldwHnQFFzTJV4TOp62oJqzZxF3O4GmoNOA__&Key-Pair-Id=KUT5TJCACFTXG","The Rapid City Planning Commission on July 10 approved a procedural ordinance amendment to remove a redundant \"set for hearing\" step from the city code for certain applications that state statute already governs.

Jessica Olson, a current planner, told the commission the state requirements for this category of applications \"does not require a set for hearing\" and that the city code step is therefore unnecessary. She said the change will not alter the public-notice schedule required by state law: items will be placed on the council agenda with the same public notice (\"once each week for at least two successive weeks\") prior to hearing.

Commissioner Vicky and other members praised staff for researching the change. Vicky said she was \"glad to see that we have 2 council members present today\" and thanked Jessica and Kinsley for the work that confirmed the process could be eliminated.

The commission voted to approve the amendment as presented; staff said the change should reduce confusion at Council meetings and will be forwarded to City Council for final action.","Commissioners approved an ordinance amendment to remove a redundant \"set for hearing\" step from city code for a class of applications that state law already requires to be placed on the council agenda with published notice.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6551152,"Commissioners approve variance and conditional-use permit for oversized garage at 1301 E. Saint Charles St.",1007,399000,1406000,"/Search/View?dp=1&key=5354506-31673a4af01577d67c38c86aa65bb6e3&start=399&end=1406","https://assets.pipeline.soar.com/5354506-31673a4af01577d67c38c86aa65bb6e3/thumbnail_399000.jpg","/articles/6551152/Rapid-City/Pennington-County/South-Dakota/Commissioners-approve-variance-and-conditional-use-permit-for-oversized-garage-at-1301-E-Saint-Charles-St","https://secure.pipeline.soar.com/6551152-6490ecc2424886d9a3395c00d51c837a/orig.mp4?Expires=1771199965&Signature=BlMICToA8UZDaXP~Zi4EzP3C-wNnR9Sk7tdBouou2MJUsSd0qDW2VQc~-cemV0nso4CNDLNcXgKJ9LWlh-GCmuQa5OKQKaJv-TEltUFX46bFydZ6c-TaEH3ZYtZpCOfpDyDRMZGFUiDkLAozZ66MRzSWKfURFYrxO1DoVU8vTC-VCE0-KMw73mPEMY~sgvGtqm-lbnGbP4uan~7yp-lzHSO8E2N31NLDIdl5Ih78ZFv8s34y8xBICb-uTxNiTJgkdqjtZM39dSKg0DkOHAwROgGG3aiC38bA8cQ0qkZLZtjro1N1PgzpNghEB86OKPeotiNiTehopxHD0zx0MvaFYw__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Adjustment and the Rapid City Planning Commission approved permits July 10 allowing a homeowner to build a 1,000-square-foot detached garage at 1301 East Saint Charles Street.

Cassie Hayes, a current planner with the Department of Community Development, told the boards the variance request is to \"reduce the front yard setback from 35 feet to 20 feet for a detached garage.\" Hayes said the property is zoned Medium Density Residential and noted an inconsistency in the city code that treats detached garages differently depending on whether a lot takes access from a local street.

Hayes said the existing house on the lot is 662 square feet and that the applicant proposes a 1,000-square-foot garage sited about 52 feet east of the dwelling. She described planned changes to site access—two approaches will be removed and replaced by a single access off East Saint Charles Street—and noted mature trees along the south and east property lines that will help screen the garage.

Commissioner Vicky thanked the applicant, Jim Letner, for pointing out the code discrepancy and said staff will prepare an ordinance amendment to correct the inconsistent front-yard setback provisions. \"We will amend the ordinance to ensure that we're still protecting neighborhoods from those larger, structures,\" Vicky said.

At the Zoning Board hearing, the board approved the variance to reduce the front-yard setback to 20 feet. At a later Planning Commission hearing the commission approved the conditional-use permit for the oversized garage, subject to standard stipulations and an amendment to stipulation two to require the garage match the residence's color scheme but not require the same stucco building material.

Applicant Jim Letner said he could \"certainly match the color of the building\" but that he did not want to construct the garage in stucco because the house is in poor condition and a non-stucco garage would be more appropriate. Commissioners debated that color matching would visually tie the structures together while removing the material requirement would avoid imposing an unusual hardship on the property owner.

Both approvals include conditions intended to ensure screening and to maintain sidewalk and right-of-way clearance. Staff indicated the draft ordinance amendment correcting the setback inconsistency will be bundled with other setback and area regulation changes and brought to the Planning Commission and City Council for later action.

The approvals mean the property owner may proceed with the proposed garage, subject to building permit review and the stated stipulations.","The Zoning Board of Adjustment granted a variance to reduce the front-yard setback from 35 to 20 feet for a proposed 1,000-square-foot detached garage at 1301 E. Saint Charles St., and the Planning Commission approved a conditional-use permit for the oversized garage with a stipulation to match the house color but not require stucco.","actionData","errors"]

Article not found

Planning commission approves Sunridge senior affordable-housing TIF district, denies project plan

Planning commission approves minor procedure change removing “set for hearing” step for some council items

Commissioners approve variance and conditional-use permit for oversized garage at 1301 E. Saint Charles St.