City Zone Change 982 – 1127 Alderson Ave  - RP to RMF - A zone change request from Residential Professional (RP) to Residential Multi-Family (RMF) on Block 4, Lot 4-8, Sunset Subdivision, a 39,793 square foot parcel of land. A pre-application neighborhood meeting was held on July 23, 2020, at 1127 Alderson Ave. Presented by Karen Husman, Planner I

The Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria detailed in the summary section of this report. The proposed zoning and use of the property are compatible with the adjacent and surrounding land uses. The 2016 Growth Policy supports the proposed zoning and use in this area of mixed uses and zoning.

OWNER: 1127 Alderson, LLC
 AGENT: Michael Burke, HGFA Architects
 LEGAL DESCRIPTION:  Blk 4, Lots 4-8, Sunset Subdivision
 ADDRESS: 1127 Alderson Avenue
 CURRENT ZONING: RP
 EXISTING LAND USE: Residential
 PROPOSED USE: Residential
 SIZE OF PARCEL: 39,793 sf

None

SUBJECT PROPERTY	Zone Change #	DATE	FOR	APPROVED (Y/N)	ADDITIONAL DATA
None
SURROUNDING PROPERTY	Zone Change #	DATE	FOR	APPROVED (Y/N)	ADDITIONAL DATA
1107 Alderson	8	3/27/1973	R-60 to RMF-R	Y
828 Grand Ave	595	6/12/95	RMFR to NC	Yes
808 Grand Ave	932	3/9/95	R-70 to CC	Yes
743 Broadwater	262	7/23/79	R-72 to NC	No
507 Broadwater	407	8/22/83	R-72 to RP	Yes
Suburban Homes Sub, L3	579	2/28/94	R-70 to RP	Yes
1025 Grand Ave	115	3/22/76	RMF to CC	Yes
1413 Colorado	538	8/20/90	R-60 to CC	No

NORTH: Zoning: CC
Land Use: Offices, Auto Zone
SOUTH: Zoning:  R-70
Land Use:  Residential
EAST: Zoning: RMF-R
Land Use: Apartments
WEST: Zoning: CC
Land Use: Big B Bingo & Casino l

This is a zone change request from Residential Professional (RP) to Residential Multi-Family (RMF) on Block 4, Lots 4-8, Sunset Subdivision, a 39,793 square foot parcel of land.  The applicant is requesting a change to allow infill development of this property.  The new zoning would allow the applicant to renovate the existing structures to accommodate 29 dwelling units.  The adjacent property to the east is currently RMF-R (changed in 1973 from R-60)  and has 21 dwelling units in one apartment building, constructed in 1965 on a 27,188 square foot parcel of land.

Prior to any recommendation to the City Council, the Zoning Commission 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 guidelines of the 2016 Growth Policy:
Strong Neighborhoods:

• Zoning regulations that allow a mixture of housing types provide housing options for all age groups and income levels
• Neighborhoods that are safe and attractive and provide essential services are much desired

Home Base:

• A mix of housing types that meet the needs of a diverse population is important
• The Housing Needs Assessment is an important tool to ensure Billings recognizes and meets the demands of future development
• Common to all types of housing choices is the desire to live in surroundings that are affordable, healthy and safe
• To provide safe, good quality and affordable housing and develop patterns that are compatible with existing neighborhoods. Maintain similar housing in established neighborhoods.

The proposed zoning will allow another housing choice in an area with primarily only one housing choice. This is a diverse area with different zoning districts of commercial and residential.  The new zoning will allow a use that is similar to the adjacent parcel to the east and other similar developed parcels in the area.
 
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.
 
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. The additional dwelling units will help increase the number of rate payers to the city utility systems and increase the taxable value of the property.
 
4.   Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirement?
Transportation:               The proposed zoning will have an effect on the existing transportation system. More vehicle trips may be generated with the residential development of the property as opposed to the commercial office use.
Water and Sewer:           The City provides water and sewer to the property.
Schools and Parks:         Schools and parks should not be significantly affected by the proposed zoning. 
Fire and Police:              The subject property is served by city public safety services. The Police and Fire Departments had no concerns with the zone change.
 
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 29 dwelling units would increase the vehicle trips per day. Including trips to the new residences for services such as mail, deliveries, solid waste as well as trips by the occupants.
 
7.   Will the new zoning promote compatible urban growth?
The new zoning does promote compatibility with urban growth. The proposed zoning will allow this parcel to re-develop into a housing need and is compatible with the existing neighborhood.
 
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 the district and the suitability of the property for the proposed use. The proposed zoning will allow a housing choice that is in demand in the area. The proposed zoning will allow the existing structure to be redeveloped into a housing choice that fits into the existing area.
 
9.   Will the new zoning conserve the value of buildings?
Approval of the zone change will conserve the value of the property by allowing redevelopment and renovation of the existing property, potentially increasing the value of the existing building.
 
10. Will the new zoning encourage the most appropriate use of land throughout the City of Billings?
The proposed zoning will allow re-development of the land and upgrade the current use.  This is the most appropriate use of the land.
 

The Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria detailed in the summary section of this report. The proposed zoning and use of the property are compatible with the adjacent and surrounding land uses. The 2016 Growth Policy supports the proposed zoning and use in this area of mixed uses and zoning.