Hot Springs Zoning & Land Use Guide
Key Zoning Facts
Hot Springs Zoning Overview
Hot Springs is a historic community in the southern Black Hills, known for its natural warm springs, distinctive sandstone architecture, and proximity to Wind Cave National Park and the Mammoth Site. The Fall River County seat, Hot Springs has a strong tourism and Veterans Affairs presence, with the VA Hot Springs campus being a major local employer. The city's historic downtown along the Fall River is listed on the National Register of Historic Places.
The city's zoning framework must balance historic preservation with modern development needs. The sandstone commercial buildings downtown and the natural springs create unique land use considerations not found in other South Dakota communities.
Key Zoning Districts
Hot Springs uses residential, central commercial, and highway commercial zones. The downtown historic district has additional design review requirements to preserve the community's architectural heritage. Development near the natural springs and river corridor is subject to environmental and floodplain regulations.
ADU Regulations
Hot Springs allows ADUs under local zoning standards. ADUs can help address workforce housing needs for tourism and VA employees. South Dakota has no state ADU law.
Development Process
Development in Hot Springs involves permits from the Planning & Zoning office. Projects in the historic district may require additional review for compatibility with the area's character.
Regulatory Layers That Apply in Hot Springs
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — South Dakota
- Building Code: No mandatory statewide code; local adoption
County — Fall River County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 7,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 5,000 sq ft
- Max Height
- 40 ft
- Front Setback
- 20 ft
- Side Setback
- 8 ft
- Rear Setback
- 20 ft
- Min Lot
- None
- Max Height
- 40 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 0 ft
ADU Rules in Hot Springs
- Max Size
- 600 sq ft
- Max Height
- 20 ft
- Rear Setback
- 5 ft
- Side Setback
- 5 ft
- Parking
- 1 off-street space required
- Owner Occupancy
- Owner must occupy primary dwelling
- Permit Timeline
- 2-4 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Hot Springs are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Hot Springs permit fees →