Watertown Council Holds First Reading on New “Campus District” Zoning Category

Northeast Radio SD News – Watertown, SD - The Watertown City Council on Monday held the first reading of Ordinance No. 26‑25, a major zoning text amendment that would create an entirely new zoning classification: the CD Campus District. The proposal is designed to support large medical and educational institutions whose land‑use needs don’t fit neatly into existing zoning categories.

The ordinance, introduced by City Manager Alan Stager, stems directly from the city’s Comprehensive Land Use Plan, which calls for a campus‑style district allowing mixed uses under a unified development plan. The Planning Commission unanimously recommended approval on July 9.

“The Comprehensive Land Use Plan has outlined that the City should implement a Campus District ‘to allow for multiple mixed uses provided a plan has been approved indicating possible uses upon the property,’” the agenda document states.

A New Zoning District for Large Institutions

The proposed Chapter 21.33 CD Campus District would apply only to large campuses of 10 acres or more, with flexibility for nearby parcels within 300 feet if they meet a 20,000‑square‑foot minimum lot size.

According to the ordinance text:

“This district is intended for large institutional uses related to health/medical, or educational purposes that otherwise may not fit into other zoning districts because of their specialized land use needs.”

The district is designed to ensure:

·         Compatibility with surrounding neighborhoods

·         Pedestrian‑oriented design and circulation

·         Uniform development standards for medical and educational campuses

Wide Range of Allowed Uses

The CD Campus District would permit an extensive list of uses, reflecting the broad needs of modern institutional campuses. These include:

·         Hospitals and clinics

·         Educational institutions and technical program buildings

·         Assisted living centers and nursing homes

·         Student housing, fraternities/sororities, and communal living

·         Daycare facilities

·         Administrative offices and student services

·         Recreational uses (public and private)

·         Religious institutions

·         Mixed‑use structures

·         Convention centers and theaters

·         Parking lots and ramps

·         Governmental buildings and public utilities

The ordinance also allows temporary structures and vehicles related to educational or medical purposes without additional permits, giving institutions flexibility for mobile clinics, temporary classrooms, or transitional facilities.

Design Standards and Height Limits

The district includes its own design requirements, separate from other zoning regulations. Key standards include:

Height & Setbacks

·         Maximum height: 60 feet

·         Front setback: 25 feet

·         Side and rear setbacks:

o    20 feet when abutting residential districts

o    10 feet when abutting non‑residential districts

Student Housing Density

·         Density is based on bedrooms, not dwelling units

·         Minimum 250 sq. ft. of gross floor area per bedroom

Parking

·         No minimum parking stall requirement — institutions regulate their own needs

For structures within 250 feet of residential zoning, exterior walls must use high‑quality materials such as brick, natural stone, precast concrete, architectural metal panels, glass, stucco, 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, noting that the Campus District has been anticipated for years as a tool to support cohesive development for large institutions.

Councilman Michael Heuer asked how the district would function in practice and whether parcels must be contiguous to qualify. Hanten explained the 10‑acre requirement and the 300‑foot flexibility for related parcels.

Councilman Brent Mohrmann sought clarification on how the district differs from existing zoning categories and how institutions would navigate the new standards. Hanten emphasized that the district is intended for unified campus‑style development rather than standalone properties.

Councilman Dan Schutte asked about how the district would interact with future institutional expansions and whether the design standards would help maintain compatibility with surrounding neighborhoods. Hanten confirmed that the district is structured to ensure pedestrian‑oriented design, safety, and cohesive planning.

Ordinance No. 26-25.pdf

Download PDF • 151KB

Because this was a first reading, no vote was taken. The ordinance returns 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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