a.
City Zoning Commission
- Meeting Date:
- 05/02/2017
- SUBJECT
- Zone Change 956 - 517 Lincoln Lane - RMF-R to CC
- THROUGH:
- Nicole Cromwell
- PRESENTED BY:
- Nicole Cromwell
Information
REQUEST
City Zone Change 956 – 517 Lincoln Lane – A zone change request from Residential Multi-family-Restricted (RMF-R) to Community Commercial (CC) on a fraction of 175 feet X 490 feet in the S1/2NWSENE1/4 of Section 27, Township 1 North, Range 26 East, a 1.98 acre parcel of land. A pre-application neighborhood meeting was held on March 30, 2017 at the subject property. Presented by Nicole Cromwell, Zoning Coordinator
RECOMMENDATION
Planning staff is recommending approval and adoption of the findings of the 10 criteria for Zone Change 956.
APPLICATION DATA
| OWNER: Propriedad, LLC - Rob Morehead | |
| AGENT: Performance Engineering - Scott Aspenlieder, P.E. | |
| LEGAL DESCRIPTION: Fraction of 175 feet X 490 feet in the S1/2NWSENE1/4 of Section 27, Township 1 North, Range 26 East | |
| ADDRESS: 517 Lincoln Lane | |
| CURRENT ZONING: RMF-R | |
| EXISTING LAND USE: Vacant land | |
| PROPOSED USE: Personal storage warehousing | |
| SIZE OF PARCEL: 1.98 acres |
CONCURRENT APPLICATIONS
None.
APPLICABLE ZONING HISTORY
Subject Property - The property was originally zoned R-70 and outside the city limits. In 2012, the property owner received a zone change approval from the County Commissioners to change the zoning to RMF-R. The property was subsequently annexed to the City in December 2015. The zone change in 2012 was opposed by the surrounding property owners in the County due to concerns about irrigation rights, density, light and noise.
Surrounding Property - There have been 15 similar zone change in Billings Heights in the past decade. One zone change was denied for 727 Bench Boulevard at the southeast corner of Bench Blvd and Hilltop Road. Another zone change was withdrawn for for 941 Bench Blvd that would have allowed multi-family development. The remaining 13 similar applications were approved.
Surrounding Property - There have been 15 similar zone change in Billings Heights in the past decade. One zone change was denied for 727 Bench Boulevard at the southeast corner of Bench Blvd and Hilltop Road. Another zone change was withdrawn for for 941 Bench Blvd that would have allowed multi-family development. The remaining 13 similar applications were approved.
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: NC Land Use: Multi-family Townhomes |
| SOUTH: | Zoning: R-70 (County) Land Use: Single family dwellings |
| EAST: | Zoning: R-70 (County) Land Use: Single family dwellings |
| WEST: | Zoning: HC Land Use: Heights RV Storage |
BACKGROUND
This is an application to change the zoning on this parcel to allow the development of personal storage warehousing on the property. The least intense zoning district that allows this use is Community Commercial (CC) zoning. The area is a mixture of medium to low density residential uses adjacent to higher intensity commercial zones and land uses. The property along Lincoln Lane has developed steadily over the past 10 years to include multi-family dwellings, new commercial uses and services. The Billings Heights Neighborhood Plan (2006) indicated this area between Main Street and Bench Blvd as an area where a mixture of land uses would be appropriate.
Zoning to the north is NC but has developed as multi-family townhomes. Property along the west side of Lincoln Lane is zoned HC but is a mixture of uses ranging from vehicle services, large retail, to storage lots, manufactured home parks and multi-family apartments. There have been 4 zone changes in Billings Heights in the last 5 years to accommodate new personal storage warehousing. The Building Division has issued 38 building permits for new personal storage warehouses in the last 5 years at 15 different locations in the City. Seven of those locations are in Billings Heights. Uses allowed within the CC zone include multi-family residences, large and small retail, business services, bars & casinos (special review required), restaurants, auto sales and service, as well as many other intense commercial uses. The applicant's intent is to build personal storage warehousing but a zone change can not be limited to proposed uses. All uses within the proposed zoning district may be allowed.
Personal storage warehousing provides one of the lowest taxable values on a per square foot basis for commercial development. A quick review of assessed values in Billings Heights for personal storage warehouses shows an average building value of $25 per square foot. Other uses allowed in the CC zone show much higher assessed building value ratios such as $118 per square foot for a bank, $66 per square foot for a car wash and $85 per square foot for a drug store. The storage lot west across Lincoln Lane has a property improvements value of only 22 cents per square foot.
Lincoln Lane is a local street developed in the County that is gradually being annexed to the City. Most recent annexations and subsequent developments on Lincoln Lane have not included the requirement to improve the adjacent right of way. Sanitary sewer and public water lines are installed within the right of way. Storm sewer drainage only exists on the southern 700 feet of Lincoln Lane behind the Target shopping center. Storm water is not collected or drained by a public system north of Target. New commercial developments within the City limits are required to retain all storm water on site if no public drainage system is available. No traffic counts have been made on Lincoln Lane. The closest traffic count is south on Bench Boulevard east of its intersection with Main Street. Traffic counts for this roadway are fairly low at 2,800 vehicle trips per day. Estimated vehicle trip generation from the proposed personal storage use is about 16 trips per day (8 trips per acre). The proposed use will have very little impact on the adjacent street network. The current zoning of RMF-R could generate up to 400 vehicle trips per day if fully developed at the maximum allowed density.
The Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria. The proposed zoning and use of the property is compatible with the adjacent and surrounding land uses. Development of the parcel will need to be aware of the adjacent County property where field irrigation still occurs. The proposed use will significantly reduce the potential traffic impacts from development. Since the property is directly adjacent to land zoned for residential purposes and used for residential dwellings, the requirements of Section 27-612(e), will need to be followed. These regulations, better known as Neighborhood Manners, restrict outdoor lighting, signage locations, waste storage and collection, as well as requiring screening and buffering of adjacent property. The Billings Heights Neighborhood Plan and the 2016 Growth Policy support the proposed zoning and use in this area of mixed uses and zoning. Lincoln Lane has a range of zoning districts from R-70 and R-60 to RP, NC, CC and HC. There is also a wide variety of uses from a major retail shopping center on the south end to multi-family residences, auto sales, assisted living and other service providers on the north end.
Zoning to the north is NC but has developed as multi-family townhomes. Property along the west side of Lincoln Lane is zoned HC but is a mixture of uses ranging from vehicle services, large retail, to storage lots, manufactured home parks and multi-family apartments. There have been 4 zone changes in Billings Heights in the last 5 years to accommodate new personal storage warehousing. The Building Division has issued 38 building permits for new personal storage warehouses in the last 5 years at 15 different locations in the City. Seven of those locations are in Billings Heights. Uses allowed within the CC zone include multi-family residences, large and small retail, business services, bars & casinos (special review required), restaurants, auto sales and service, as well as many other intense commercial uses. The applicant's intent is to build personal storage warehousing but a zone change can not be limited to proposed uses. All uses within the proposed zoning district may be allowed.
Personal storage warehousing provides one of the lowest taxable values on a per square foot basis for commercial development. A quick review of assessed values in Billings Heights for personal storage warehouses shows an average building value of $25 per square foot. Other uses allowed in the CC zone show much higher assessed building value ratios such as $118 per square foot for a bank, $66 per square foot for a car wash and $85 per square foot for a drug store. The storage lot west across Lincoln Lane has a property improvements value of only 22 cents per square foot.
Lincoln Lane is a local street developed in the County that is gradually being annexed to the City. Most recent annexations and subsequent developments on Lincoln Lane have not included the requirement to improve the adjacent right of way. Sanitary sewer and public water lines are installed within the right of way. Storm sewer drainage only exists on the southern 700 feet of Lincoln Lane behind the Target shopping center. Storm water is not collected or drained by a public system north of Target. New commercial developments within the City limits are required to retain all storm water on site if no public drainage system is available. No traffic counts have been made on Lincoln Lane. The closest traffic count is south on Bench Boulevard east of its intersection with Main Street. Traffic counts for this roadway are fairly low at 2,800 vehicle trips per day. Estimated vehicle trip generation from the proposed personal storage use is about 16 trips per day (8 trips per acre). The proposed use will have very little impact on the adjacent street network. The current zoning of RMF-R could generate up to 400 vehicle trips per day if fully developed at the maximum allowed density.
The Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria. The proposed zoning and use of the property is compatible with the adjacent and surrounding land uses. Development of the parcel will need to be aware of the adjacent County property where field irrigation still occurs. The proposed use will significantly reduce the potential traffic impacts from development. Since the property is directly adjacent to land zoned for residential purposes and used for residential dwellings, the requirements of Section 27-612(e), will need to be followed. These regulations, better known as Neighborhood Manners, restrict outdoor lighting, signage locations, waste storage and collection, as well as requiring screening and buffering of adjacent property. The Billings Heights Neighborhood Plan and the 2016 Growth Policy support the proposed zoning and use in this area of mixed uses and zoning. Lincoln Lane has a range of zoning districts from R-70 and R-60 to RP, NC, CC and HC. There is also a wide variety of uses from a major retail shopping center on the south end to multi-family residences, auto sales, assisted living and other service providers on the north end.
RECOMMENDATION
Planning staff recommends approval and adoption of the findings of the 10 criteria for Zone Change 956.