Motion. County Variance 293 – 2312 Kimble Drive – Sign size and Height - A variance from Section 27-704 (a)  requiring a maximum of 48 square feet of sign area, to allow a maximum of 336 square feet (per side) of sign area, in an Agricultural-Open Space (A-1) zone, on Block 1, Lot 7A of amended lot 19 a 1.17 acre parcel of land. The purpose of the variance is to allow an on premise sign for a large animal veterinary hospital within the interstate corridor. Tax ID: A09614 Presented by Nicole Cromwell, Zoning Coordinator
 

The Planning staff is recommending conditional approval and adoption of the findings of the criteria for Variance 293.

OWNER: Mountain West Veterinary - Billings, LLC
AGENT: Peter Heidmann, DVM
LEGAL DESCRIPTION: Lot 7A, Block 1 Kimble Subdivision, 3rd Filing
ADDRESS: 2312 Kimble Drive
CURRENT ZONING: Agriculture Open-Space (A-1)
EXISTING LAND USE: Large Animal Veterinary Hospital
PROPOSED USE: Same with location sign for Interstate traffic
SIZE OF PARCEL: 1.17 acres

None.

SUBJECT PROPERTY	Zone Change Special Review	DATE	FOR	APPROVED (Y/N)	ADDITIONAL DATA
2312 Kimble Drive	County ZC 682	August 1, 2017	R-150 to A-1	Yes	Proposed New Veterinary Hospital
	County ZC 308	Feb 23, 1981	R-150 to CC	Yes	Later de-annexed and returned to R-150 zone
SURROUNDING PROPERTY	Zone Change Special Review	DATE	FOR	APPROVED (Y/N)	ADDITIONAL DATA
7175 Trade Center	County Variance 255	November 9, 2007	Sign Height to 40 ft Sign Size to 250 sf	Yes	Hi Mountain Recreation Entryway Light Industrial zone
700 Johnson Lane	County Variance 260	July 8, 2010	Sign Height to 50 ft	No	Entryway General Commercial zone allowed 24 feet

NORTH:	Zoning: Community Commercial (CC) Land Use: Jim & Tracy's Alignment
SOUTH:	Zoning: R-150 Land Use: Field - Vacant
EAST:	Zoning: R-150 & CC Land Use: Single family dwellings
WEST:	Zoning: R-150 Land Use: Vacant

This is an application for a new large animal (primarily equine) veterinary hospital sign located adjacent to the I-90 corridor. The property is located at 2312 Kimble Drive and the facility was constructed in 2017, after a zone change to A-1 was approved by the County Commissioners. Mountain West Veterinary- Billings is a second facility for Dr. Peter Heidmann who specializes in critical and urgent care for horses throughout the region. Wayfinding for owners of sick horses is an important part of this veterinary practice. The existing zoning - A-1 - allows the existing use but limits on-premise signs to 48 sf and 32 ft in height for a "ranch" sign (County Zoning Code 27-704(a)7.) A sign this size and height at this location would not convey enough information soon enough to interstate travelers to exit the freeway safely.

The proposed sign would be similar to the sign for Mountain West Veterinary located in Three Forks, MT also adjacent to the I-90 corridor. (See attachments). The Three Forks sign is 240 sf per side and has external illumination and has a similar appearance to an "off-premise" or billboard sign. The proposed sign for Kimble Drive is for 336 sf per side, 40 ft in height with external illumination. The proposed area is 6 times larger than what is normally allowed in the A-1 zone district. The proposed height is 25% taller than the maximum allowed. In-direct illumination of signs in this district is allowed for some signs except for real estate signs and name plates.

The interstate corridor has many similar size signs - both for on-premise businesses and off premise or billboard signs. Any sign within 660 feet of the interstate corridor is governed both by local sign regulations and by state regulations (Outdoor Advertising). State regulations would not prohibit this type or size of sign for the on-premise veterinary clinic. The County has granted 1 variance in the area for Hi Mountain Recreation at 7175 Trade Center Drive. This property is in an entryway zone and was granted a variance to increase the sign area to 250 sf per side and 40 feet in height. There are several other signs in the vicinity for on-premise businesses that are similar in size but are in commercial or industrial zone districts.

In 2017, the owner chose to change the zoning from Residential 15,000 to the current zoning of A-1 instead of a commercial zone for the veterinary hospital. If the owner had chosen a commercial zone - e.g. Highway Commercial - the sign as proposed would be an allowed size and height within the interstate corridor. The owner chose the A-1 zone in order to protect the adjacent residential uses from any potential future land uses in conflict with the rural residential neighborhood around Garden Avenue. The owner chose this location for its ease of access from the interstate. These conditions are peculiar to the land, location and the nature of this particular use of the land. These conditions and circumstances are not applicable to other land in the same district. Similar signs by size and height exist throughout the interstate corridor both inside and outside the city limits. Similar signs have been identified and included as an attachment. The County has granted a similar sign variance in the past for property near Zoo Drive.

The Planning staff has reviewed the application and the review criteria for granting this variance. Based on these findings, staff is recommending conditional approval of the proposed variance, with a decrease in the requested total sign area from 336 Sq.Ft. to 240 Sq.Ft. The sign size being recommended by staff  in the variance is almost the same as the current Mountain West Veterinary sign is Three Forks and is still 5 times larger than the signage size allowed in A-1 zoning. Conditions are recommended to ensure any potential impact to the adjacent neighborhood are mitigated.

Staff recommends conditional approval and adoption of the findings of the review criteria for Variance 293.