County Zone Change 733– 2535 Rockwood St.– From N4 to R-RMH- A zone change request from Large Lot Suburban Neighborhood (N4) to Rural-Residential Manufactured Home (R-RMH), on Lot 26, Meadowbrook Sub., S30, T01 N, R27 E, a 30,056.4 Sq. Ft. parcel of land.

Planning staff is recommending approval of the requested zone change and adoption of the findings of the 11 criteria for Zone Change 733.

This application is a request to change the zoning designation from Large Lot Suburban Neighborhood (N4) to Rural-Residential Manufactured Home (R-RMH), which allows a parcel size of 15,001 square feet for each principal building.  There are two Residential Manufacture Home districts within the Yellowstone County Zoning Regulations. The R-RMH differs from the "Residential Manufactured Home (RMH)" in that it allows manufactured homes of all types as well as single-family homes on a minimum lot per dwelling of 15,001 square feet, while the RMH allows a minimum of 3,000 square feet for each principal building. 

The property is located within an established neighborhood consisting of similarly sized and developed parcels. The adjacent property to the west has both a single-family home and a manufactured home, and the property to the east also contains an existing manufactured home.

The requested zone change was also evaluated in consultation with Yellowstone County Legal Department to determine if it is considered spot zoning. Spot zoning generally comprises "the process of singling out a small parcel of land for a use classification totally different from that of the surrounding area for the benefit of the owner of such property to the detriment of the other owners. Spot zoning is determined using three criteria. All three criteria must usually receive a yes in order to be considered spot zoning. 
1. Whether the "requested use is significantly different from the prevailing use in the area;" 
The use of the property with the requested zone change will be residential. Surrounding properties are used as residential with some containing manufactured homes. The use will not be significantly different than the use in the prevailing area. 
2. Whether "the area in which the requested use is to apply is rather small;"
The area of the zone change is small, applying only to the associated lot, making the requested use area small. The use of residential does exist on adjacent properties and the zone change will continue to residential use. 
3. Whether "the requested change is more in the nature of special legislation."
Courts have determined this to mean, is the zoning designed to benefit only one or a few landowners at the expense of the surrounding landowners or the general public? The zone change request does benefit only one landowner. 

APPLICATION DATA

OWNER: Justin Fields
LEGAL DESCRIPTION: Lot 26, Meadowlark Subd. S30, T1 N, R27 E
ADDRESS: 2535 Rockwood St.
CURRENT ZONING: N4
EXISTING LAND USE: Residential
PROPOSED USE:  Residential
SIZE OF PARCEL: approximately 30,056.4 square feet

CONCURRENT APPLICATIONS
N/A

SURROUNDING LAND USE AND ZONING

NORTH:	Zoning: Large Lot Suburban Neighborhood Residential (N4) Land Use: Residential single-family
SOUTH:	Zoning: Large Lot Suburban Neighborhood Residential (N4) Land Use: Residential single-family
EAST:	Zoning: Mid-Century Neighborhood Residential (N2) Land Use: Large Lot Residential
WEST:	Zoning: Large Lot Suburban Neighborhood Residential (N4) Land Use: Residential single-family

Planning staff provided public notice of the application in accordance with zoning regulations, including notification to surrounding property owners, publication of a legal advertisement, and posting of the subject property. As of the date of this report, no written correspondence has been received from surrounding property owners regarding the proposed zone change.

The applicant held a pre-application neighborhood meeting on November 22, 2025, at the subject property, attended by seven members of the public. Discussion topics included the zone change’s impact on neighboring properties, whether it would affect the entire block, the status of the mobile home, and property values. Details of the neighborhood meeting can be found within the attachments of this report.

The Consolidated Yellowstone County Zoning Commission may:

• Recommend approval and adoption of the findings of the eleven review criteria for Zone Change 733; or,
• Recommend denial and adopt different findings of the eleven review criteria for Zone Change 733; or,
• Delay action on the zone change request for up to 30 days; or,
• Allow the applicant to withdraw the zone change request. The applicant has not requested the Commission consider withdrawal of the application.

Approval or denial of the proposed zone change will have no fiscal effects on the Planning Division budget.

The Consolidated Yellowstone County Zoning Commission, prior to any recommendation, shall consider the following: 

1. Is the new zoning designed in accordance with the Growth Policy? 
Yellowstone County Growth Policy Goal: Predictable land use decisions that are consistent with neighborhood character and preferred land use patterns identified in neighborhood plans. 
This area of the county includes a mix of low-density residential neighborhoods. Adjacent parcels to the east and west contain existing manufactured homes, and an established mobile home park is located approximately 200 feet east of the subject property. The proposed zoning is consistent with the Growth Policy’s goal of supporting predictable land-use decisions that reflect existing neighborhood character and align with the preferred land-use patterns identified in adopted neighborhood plans.
Yellowstone County Growth Policy Goal: Preserve neighborhood character and quality of life. 
The proposed zone change to R-RMH is designed to preserve neighborhood character and quality of life by facilitating residential development that reflects the scale and form of surrounding neighborhoods. The proposed zone change will allow for compatible development while ensuring that housing types and lot configurations remain consistent with adjacent residential areas. 

The 2016 Lockwood Growth Policy designates this property as Residential 7-10du/acre on the Preferred Future Land Use Map. The property is .69 acres and will have two dwelling units with a density of 2.89 dwelling units/acre. 

2. Is the new zoning designed to secure from fire and other danger? 
This property is currently served by Lockwood Fire Department. There are existing hydrants located at the intersections of Greenwood Avenue with Rockwood Street and Silverton Street. The existing and proposed zoning requires building separations, setbacks, and height limits that should provide security from fire or other public safety emergencies. 

3. Will the new zoning facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements? 
Transportation: The proposed zoning will not, on its own, generate a significant increase in traffic. The property is already developed, and the zoning change would allow for only one additional dwelling unit. This may result in a minor increase of approximately ten vehicle trips per day.
Water and Sewerage: The property is located within the Lockwood Water and Sewer District and is currently served by the district. No changes to service are anticipated as a result of the proposed zoning. 
Fire and Police: The subject property is served by the Lockwood Fire District and the Yellowstone County Sheriff’s Department. Both agencies were notified of the proposal, and no comments were received at the time this report was prepared.
Schools and Parks: The proposed zoning is expected to have minimal impact on local schools, as it would add only one additional dwelling unit. The Lockwood School District was notified of the proposal and provided no comments.

4. Will the new zoning promote health and general welfare?
The zoning itself is not expected to have a negative effect on the health and general welfare of the area. County zoning regulations require minimum setbacks from property lines, separation of buildings, and restrict uses. The proposed zoning allows manufactured homes as a residential use, thereby maintaining compatibility with surrounding and adjacent properties. 

5. Will the new zoning provide adequate light and air?
The proposed zoning will require minimum setbacks, maximum building heights, separation between buildings, and maximum lot coverage. These requirements, found in Table 27-300-5, allow adequate light and air to reach the subject property and adjacent properties.

6. Will the new zoning affect motorized and non-motorized transportation?
Consistent with Criteria 3, the proposed zoning change itself will not directly increase traffic on adjacent county roads.  Rockwood Street is a county maintained, dead end, gravel road that connects to the county road, Greenwood Street.  Neither Rockwood nor Greenwood Street have sidewalks. The addition of approximately 10 vehicle trips per day is anticipated to have minimal impact on the road and non-motorized transportation.

7. Will the new zoning be compatible with urban growth in the vicinity?
The R-RMH zoning district supports compact residential development that is compatible with the urban character of the surrounding area, which includes a mix of residential zoning districts such as RMH, N2, and N4. Under both the current and proposed zoning, the maximum number of principal buildings permitted on the property is two.

8. Does the new zoning consider the character of the district and the suitability of the property for particular uses?
The surrounding area consists of similar residential zoning districts, including RMH, N2, and N4, which support a range of housing types. Adjacent parcels to the east and west contain existing manufactured homes, and an established mobile home park is located approximately 200 feet east of the subject property. Rezoning to R-RMH allows for the existing single family and an additional manufactured home that matches the scale and style of surrounding development.

9. Will the new zoning conserve the value of buildings?
Similar to Criteria 8 above, the new zoning itself is not expected to alter the value of any buildings in the area. Valuations are typically based on improvements to the individual properties themselves. Adjacent parcels to the east and west contain existing manufactured homes, and an established mobile home park is located approximately 200 feet east of the subject property. The new zoning will allow the addition of one manufactured home. The residential uses should have no impact on surrounding properties. Any development of the property will need to meet the site development requirements in the zoning code, including building heights, setbacks, and separations.

10. Will the new zoning encourage the most appropriate use of land in Yellowstone County?
Similar to Criteria 8 and 9, the proposed zoning supports appropriate residential land uses. Surrounding parcels include manufactured homes and a nearby mobile home park, this confirms the zone change promotes compatible growth consistent with the existing residential character. The property immediately to the west of the requested zone change added a manufactured home between September 2009 and June 2011, based on available aerial imagery. The property to the east has contained a manufactured home since at least 1974, according to Department of Revenue records. 

11. Will the new zoning be as compatible as possible with adjacent zoning in the City of Billings?
The proposed zoning is not adjacent to, nor in close proximity to, the City of Billings city limits or areas subject to City of Billings zoning.