This is a zone change request from Public (P) to Residential 7,000-Restricted (R-70-R) on a 5.9-acre parcel known as Lampman Park within the Lampman Subdivision south of Monad Road and east of 32nd Street West. The property is owned by the City of Billings, and managed by the Parks, Recreation and Public Lands Department (PRPL). The City Council, through a public process with PRPL, has declared this park land to be excess and set in motion a process to sell the land to the highest bidder. The City Council has also requested the land be re-zoned prior to the sale to make the property more saleable and ensure only single family homes can be developed on the property. The owner conducted a pre-application neighborhood meeting on October 24, 2013, at Big Sky Elementary School. The pre-application meeting notes are included as Attachment C. The Zoning Commission conducted a public hearing on December 3, 2013, and is forwarding a recommendation of approval and adoption of the findings of the 10 criteria on a 4-0 vote. The City Council approved the zone change on 1st reading on January 13, 2014.

Prior to voting on a zone change request the City Council shall consider the following:

1. Is the new zoning designed in accordance with the Growth Policy?
The proposed zone change is consistent with the following goals of the Growth Policy:
Predictable land use decisions that are consistent with neighborhood character and land use patterns. (Land Use Element Goal, page 6) The proposed zoning would permit excess land to be sold for single family residence development at similar density to the existing neighborhood.

The proposed zoning is consistent with the neighborhood character and land use patterns.
More housing and business choices with each neighborhood. (Land Use Element Goal, page 6)

The existing zoning of Public does not allow any residential uses. The existing zoning could allow some types of commercial recreation, social services such as day care centers, public or private schools, and similar assembly uses that may be incompatible with the existing neighborhood. A potential buyer of the excess property would be burdened with changing the zoning to a more appropriate zone. The City Council has directed the city staff to ensure the property is zoned for single family dwellings. The proposed R-70-R zone would allow single family homes on slightly smaller lots that will provide more housing choices in this neighborhood.

2. Is the new zoning designed to secure from fire and other dangers?
The new zoning requires minimum setbacks, open and landscaped areas and building separations. The new zoning, as do all zoning districts, provides adequate building separations and density limits to provide security from fire and other dangers. The City Fire Department will ensure safe access to the site and provision for protection from fire to the new buildings.

3. Whether the new zoning will promote public health, public safety and general welfare?
Public health and public safety will be promoted by the proposed zoning. Lower density subdivisions increase response times by police and emergency service providers. The proposed zoning will increase the availability and variety of housing options for Billings’ residents and
promote the general welfare.

4. Will the new zoning will facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirement?
Transportation: The proposed zoning may have some impact on the surrounding streets, and a traffic impact study may be required depending on the development that is built on the property in the future. The proposed zoning could generate up to 360 new vehicle trips per day on
Monad Road. This level of traffic generation would not require a traffic study. Other uses allowed by special review approval could generate more traffic. New development that generates 500+ new vehicle trips per day will require a Traffic Accessibility Study (TAS).

Water and Sewer: The City will be able to provide water and sewer to the property by extension of those utilities from S. 30th St West. A new Zone 3 Water Reservoir may be built in the future to provide additional storage capacity.

Schools and Parks: There may be an impact to schools from the proposed zone change if the property is developed for residential uses in the future. The property is in the Big Sky Elementary and Riverside Middle School District and in the West High District (SD #2)

Fire and Police: The subject property is currently served by City Police, Fire and Emergency Services.

5. Will the new zoning provide adequate light and air?
The proposed zoning provides for sufficient setbacks to allow for adequate separation between structures and adequate light and air.

6. Will the new zoning effect motorized and non-motorized transportation?
Traffic generation from a new single family development of 6 units per acre is approximately 10 trips per day per dwelling unit or about 360 new trips at maximum density. The current traffic on this section of Monad is estimated between 8,000 and 9,500 vehicle trips per day. The maximum number of new trips is about a 4.5% increase and the existing street design can handle the additional traffic. A different type of development for a special review use such as church may require the preparation of a TAS. The 2011 Bikeway and Trail Master Plan included a proposed on-street bike lane for Monad Road. There is a sidewalk on the east side of S 30th Street West but no pedestrian facilities exist on S 31st Street West. There is a curb-walk sidewalk on Monad Road along the Lampman Park frontage with accessible ramps at both intersections. Any new development may require the installation of boulevard sidewalks on S 30th Street West and S 31st Street West to ensure safe pedestrian access.

7. Will the new zoning promote compatible urban growth?
The new zoning does promote compatibility with urban growth. Lower density development is inefficient and ineffective in recovering the costs to extend city services. Higher densities of development, such as the proposed zoning, will allow the city to grow in a better urban pattern and form.

8. Does the new zoning consider the character of the district and the peculiar suitability of the property for particular uses?
The proposed zoning does consider the character of district and the suitability of the property for higher density single family residences. There are several existing and new single family developments in the area. The Growth Policy encourages higher density housing along arterials between major intersections to avoid the “strip commercial” development typical of older arterial streets in Billings. The increased traffic generation of a multi-family development would not be beneficial to this minor arterial street and would be incompatible with the existing neighborhood.

9. Will the new zoning conserve the value of buildings?
Surrounding property exhibits higher taxable land value. The property is currently vacant and should increase in value when developed. The proposed zoning may also increase the marketability and price the city could achieve from the sale of the excess parkland. There are no buildings on the subject property.

10. Will the new zoning encourage the most appropriate use of land throughout the City of Billings?
The proposed zoning will permit slightly denser development and allow more housing choices in the area. The surrounding development is compatible and this is the most appropriate use of the land.

Approval of the zone change will likely enhance the marketability and market price the city may be offered during a property sale. The property, when sold, will be added to the tax base of the city increasing tax revenues.

The Zoning Commission recommends approval of Zone Change 917 and adoption of the findings of the 10 criteria on a 4-0 vote.