Item #2, County Zone Change #662 - The applicant is requesting a zone change from Community Commercial (CC) to Highway Commercial (HC) for Tract 1, C/S 1284 a 10.07 acres parcel of land. The property is generally located in the 2000 Block of Old Hardin Road. The applicant conducted a pre-application neighborhood meeting on May 26, 2015 at the Bobcat of Big Sky offices at 2125 Old Hardin Road.
 

Planning staff is forwarding a recommendation of approval based on the 11 criteria for zone changes.
 

OWNER:	Raymond & Charlotte Corcoran
AGENT:	Quentin Eggart, Eggart Engineering
LEGAL DESCRIPTION:	Parcel 1 of C/S 1284
ADDRESS:	Preliminary address - 2000 Old Hardin Road
CURRENT ZONING:	CC
EXISTING LAND USE:	Vacant - pasture
PROPOSED USE:	Outdoor equipment sales and storage
SIZE OF PARCEL:	10.07 acres

None

Subject Property
Zone Change #311 – A zone change from Neighborhood Commercial to Community Commercial on Tract 1, Certificate of Survey 1284, was approved on September 8, 1981.    
 
Surrounding Properties
Zone Change #154 – A zone change from CC to HC was approved on October 25, 1977 on Block 1 of Widell Subdivision.  This is the site of the original S Bar S Building Center, east of the subject property.
Zone Change #367 – A zone change from Neighborhood Commercial to Community Commercial on Lots 11-15, Sunrise Subdivision, First Filing, was approved on November 27, 1984.  This is the site of Lockwood IGA.
Zone Change #574 – A zone change from Residential 15000 to Community Commercial on Lot 7A, Sunrise Subdivision at 1840 Old Hardin Road was approved on October 26, 2004.  This is the site of Lockwood Mini Storage.
Zone Change #600 – A zone change from Community Commercial to Highway Commercial on Certificate of Survey 973.  This is the site of the new S Bar S Building Center directly east of the subject property.  
 

NORTH:	Zoning: HC Land Use: Big Sky Diesel
SOUTH:	Zoning: R-96 Land Use: Residential
EAST:	Zoning: HC Land Use: S Bar S Building Center
WEST:	Zoning: CC Land Use:  Lockwood IGA

This is a zone change from Community Commercial to Highway Commercial to allow Bobcat of Big Sky to expand its operation to include outside storage and sale of large equipment.  The existing CC zoning does not allow for outside storage for sales.  The property is in the center of the urbanized area of the Lockwood Community.  While there are established residential neighborhoods to the south of this property, the Old Hardin Road corridor is a commercially developed area that has many different types of commercial business.   For example, S Bar S Supply is directly east of the subject property and is currently zone HC and displays outdoor materials for sale.  There are similar business operations across the street from the subject property.  To the west of this property is the Lockwood IGA, currently zoned CC.
 
The applicant conducted a pre-application meeting on May 26, 2015 and three surrounding owners attended the meeting.  Ms. Pepin asked what would occur to the portion of the parcel south of the canal.  As of this time, there are no plans to develop the southern portion of the parcel.  However, the applicant did state that if Bobcat needs additional space to expand, that portion of the parcel could be used.  Mr. Elan expressed concerns over the maintenance and appearance.  The applicant discussed the plan for display of new equipment for sale and that Bobcat intends to maintain a clean and weed free area as doing otherwise is not good for sales.  There were concerns regarding traffic on Piccolo Lane.  The current expansion would access off Old Hardin Road and the applicant will need to apply for an access permit from the Montana Department of Transportation.  There are no plans to expand into and access off of Piccolo within the next ten years.  Stacey Fortner, who owns property directly south of the subject property, expressed interest in a privacy fence being erected in the back to shield their property from the HC.    
 
The County adopted the Lockwood Neighborhood Plan in August 2006. The land use for this area was not predicted to change since the existing commercial zoning that was approved in the 1980’s for several parcels along Old Hardin Road.  The adjacent residential homes to the south and west may be impacted by some uses allowed in both the CC and HC zones. The Lockwood Neighborhood Plan emphasizes development of commercial land uses along the Old Hardin Road Corridor. Both the CC and HC zone allow similar commercial uses. The primary difference in the two zoning districts is the HC zone allows for outdoor storage and sales.
 
Planning staff has reviewed this application and is forwarding a recommendation of approval for the proposed zone change based on the 11 criteria for zone changes. The property is located adjacent to Highway Commercial zoning and has reasonable access to Old Hardin Road, a minor arterial street. The proposed HC zoning district allows all the uses allowed in the existing CC zone in addition to outside storage of equipment and sales, warehousing, light manufacturing. The Highway Commercial zone is intended to attract businesses that serve tourists and travelers as well as local residents. 
 

Planning staff is forwarding a recommendation of approval based on the 11 criteria for zone changes.