Watertown City Council Considers New Student Housing Zoning District for LATC Growth
Northeast Radio SD News – Watertown, SD - The Watertown City Council on Monday held the first reading of Ordinance No. 26‑26, a zoning text amendment that would create a new residential district tailored specifically for congregate student housing.
The proposed R‑3S Congregate Living Residential District is designed to support higher‑density housing developments for Lake Area Technical College (LATC) students amid growing demand for affordable, proximity‑based housing.
The ordinance, introduced by City Manager Alan Stager, establishes a zoning category where congregate student housing is the only permitted use. Density is determined by beds rather than dwelling units, with a minimum requirement of 250 square feet of gross floor area per bed. The Planning Commission unanimously recommended approval on July 9.
According to the agenda document, the district is intended “to allow higher‑density housing developments that support the growth of Lake Area Technical College.”
How the R‑3S District Works
The district is modeled after the existing R‑3 multifamily district but is specifically configured for dorm‑style living. Key features include:
Density
· Determined by beds, not dwelling units
· Minimum 250 sq. ft. of gross floor area per bed
· Gross floor area includes sleeping rooms, bathrooms, corridors, common areas, and enclosed parking
Parking
· 1 parking stall per bedroom
· Bicycle parking: 1 space per 10 bedrooms
· Shared parking agreements allowed with review by Community Development
Landscaping
· Minimum 8‑foot grass buffer along street curbs
· Side yards next to residential zoning must be 80% vegetation
Building Materials
Exterior walls within 25 feet of residential zoning must use high‑quality materials such as brick, natural stone, tile, precast concrete, stucco, architectural metal panels, glass, wood siding, or decorative block. Metal siding is allowed only as an accent covering no more than 20% of a wall.
Community Development Manager Brandi Hanten presented the item, explaining that the district is intended to allow higher‑density student housing while maintaining flexibility for future adjustments.
Councilman DanSchutte raised concerns discussed at the Planning Commission level, particularly about where such housing should be located. He asked whether other communities restrict student housing districts to areas near colleges and whether Watertown should consider similar limitations.
Hanten responded that the district was intentionally left open‑ended to allow flexibility, noting that much of the land near LATC is already developed. She emphasized that each project would still require a rezoning petition, allowing neighborhood feedback.
Councilman Michael Heuer shared research he conducted on student housing at South Dakota’s technical colleges, noting that LATC students consistently struggle to find nearby housing.
“All I ever hear from those students is it’s tough to find apartments,” Heuer said. “If this can help, great.”
He also noted that LATC cannot own dorms under state law, making private development essential.
Councilman Lynn Jurrens offered historical context, recalling his own experience trying to get higher‑density housing approved more than a decade ago. He described the long‑standing demand for student housing and the challenges developers face under current zoning.
“If we can simplify that and actually get some information out there to developers that we are here to be your partner, I believe this is a good step,” Jurrens said.
He emphasized that student housing demand has remained consistently high and that concentrating students in appropriate areas reduces friction with family‑oriented neighborhoods.
Councilman Brent Mohrmann expressed concern that the district could be placed anywhere in the city, including next to existing homes, and noted that buildings in the district could reach up to 60 feet in height.
“I can’t think of many neighborhoods that are going to be excited to have a 60‑foot high apartment unit… right by their houses,” he said.
He acknowledged the need for student housing but warned that location will be a sensitive issue.
Councilman Kyle Peters compared the proposed height allowances to existing multifamily buildings, noting that the Plains Apartments on the north side of town are already around 45 to 50 feet tall. He encouraged residents to visit that development to understand how taller structures function in a neighborhood setting.
Schutte reiterated that his concerns were meant to spark conversation, not opposition, and said he trusts the rezoning process to vet appropriate locations.
Heuer asked whether developers could include commercial space on the ground floor. Hanten clarified that R‑3S is strictly residential, but commercial‑mixed uses could be allowed under the Campus District if the property is within 300 feet of LATC.
Hanten explained that once a structure exceeds 35 feet, the required side yard setback increases by ½ foot for every additional foot of height.
City Manager Alan Stager calculated that a 60‑foot building would require an additional 12.5 feet of side yard setback, helping reduce shadowing and visual impact.
Because this was a first reading, no vote was taken. Ordinance No. 26‑26 will return for second reading on August 3, with publication scheduled for August 8 and an effective date of August 28, pending approval.
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