a.
City Zoning Commission
- Meeting Date:
- 05/05/2026
- TITLE
- City Zone Change 1081 - 1039 Lincoln Lane
- PRESENTED BY:
- Hunter Kelly
- Department:
- Planning & Community Services
Presentation:
Yes
Legal Review:
No
Project Number:
PZX-26-00056
Information
RECOMMENDATION
Planning Staff recommends approval of Zone Change 1081 and adoption of the findings addressing the ten (10) review criteria. This request proposes to rezone the property legally described as Parcel A of COS 539 S27, T01 N, R26 E, from N4 to N3. The proposed zoning will support annexation into the City of Billings and enable connection to municipal water and wastewater services. Properties annexed into the City are required to undergo a concurrent rezoning to an appropriate City zoning district.
EXECUTIVE SUMMARY
Mr. and Mrs. Blazicevich are requesting annexation of their property into the City of Billings along with a concurrent zone change in order to facilitate connection to municipal water and wastewater services. The request is driven in part by the increasing cost and long-term maintenance challenges associated with their existing on-site wastewater system, making connection to City utilities a more sustainable and reliable solution.
The proposed annexation and rezoning will bring the property under City of Billings jurisdiction and allow it to be served by public infrastructure in accordance with City standards. Planning staff has reviewed the request against the applicable criteria and finds that the proposed zoning is compatible with surrounding zoning districts and existing land use patterns. The property is bordered by City limits along the north, south, and west boundaries, further supporting logical incorporation into the City. Additionally, the request promotes orderly growth and facilitates the efficient extension of municipal services, consistent with City policies and planning objectives. Based on these findings, Planning Staff recommends approval of the zone change and the associated annexation.
The proposed annexation and rezoning will bring the property under City of Billings jurisdiction and allow it to be served by public infrastructure in accordance with City standards. Planning staff has reviewed the request against the applicable criteria and finds that the proposed zoning is compatible with surrounding zoning districts and existing land use patterns. The property is bordered by City limits along the north, south, and west boundaries, further supporting logical incorporation into the City. Additionally, the request promotes orderly growth and facilitates the efficient extension of municipal services, consistent with City policies and planning objectives. Based on these findings, Planning Staff recommends approval of the zone change and the associated annexation.
BACKGROUND (Consistency with Adopted Plans and Policies, if applicable)
The applicants are requesting to annex their property into the City of Billings along with a concurrent zone change to a City zoning district. The subject property is currently located outside City limits and is served by an individual on-site wastewater treatment system. Over time, the cost and maintenance requirements associated with this system have increased, prompting the applicants to seek a more reliable and cost-effective long-term solution through connection to City water and wastewater services.
In accordance with City policy, properties proposed for annexation must also be rezoned to an appropriate City zoning designation at the time of annexation. The requested zone change is intended to establish zoning that is consistent with the City’s development standards and compatible with surrounding land uses. Annexation of the property would bring it under City jurisdiction, allowing for the provision of municipal services and ensuring that future use and development of the site are regulated in accordance with City codes and plans.
The surrounding area consists of a mix of similarly zoned properties and land uses, and the requested zoning is consistent with the existing development pattern. The extension of municipal services to the property aligns with the City’s goals for orderly growth, efficient infrastructure expansion, and the protection of public health and safety. Planning staff has reviewed the request in relation to the applicable review criteria and finds that it meets the intent of those standards, supporting both the zone change and associated annexation.
CONCURRENT APPLICATION
This zone change is being done concurrently with Annexation Petition 26-05.
ZONE CHANGE CRITERIA
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 and neighborhood plans?
The proposed zone change is consistent with the following guidelines of the 2016 Growth Policy:
The proposed zoning includes development standards such as minimum setbacks, required open space, landscaping, and building separation requirements, all of which help reduce the risk of fire and other hazards. These standards are consistent with those applied across City zoning districts and are intended to promote safe site design and appropriate spacing between structures. In addition, annexation of the property will allow for connection to municipal water services, which can improve fire protection capabilities compared to reliance on on-site systems. Any future development or improvements on the property will also be required to comply with applicable building and fire codes, further ensuring that structures are designed and constructed to mitigate potential risks. Collectively, these factors demonstrate that the proposed zoning is designed to help secure the site from fire and other dangers.
3. Whether the new zoning will promote public health, public safety and general welfare?
The proposed zoning promotes public health, safety, and general welfare by applying City of Billings development standards and regulations to the property upon annexation. Future development and any improvements to the site will be required to comply with applicable building, fire, and safety codes, ensuring that structures meet established health and safety standards. Connection to municipal water and wastewater services will provide a more reliable and regulated system than on-site facilities, further supporting public health and environmental protection. In addition, the zoning district’s requirements for setbacks, site design, and density contribute to safe, orderly, and compatible development patterns. The proposed annexation and rezoning will bring the property under City jurisdiction and allow it to be served by public infrastructure consistent with City standards. The property is bordered by City limits along the north, south, and west boundaries, supporting logical incorporation into the City and the efficient extension of services. The request is also compatible with surrounding zoning and land use patterns and advances orderly growth in accordance with City policies. Based on these findings, Planning Staff finds that the proposed zoning promotes public health, safety, and general welfare.
4. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirement?
Transportation: The existing zoning and development are already connected to an existing city street network. City Engineering will review any new development proposed to determine updates that may be required to any original traffic management plan. Surrounding intersections will be evaluated for any needed traffic management improvements.
Water and Sewer: The City will provide water and sewer to the property. The utilities will be provided in accordance with the associated annexation agreement that is mutually agreed upon between the City of Billings and the Property Owner/Developer. This agreement is a strict condition of approval for annexations. Water will be connected to the property via Lincoln Lane. Per the annexation agreement, the developer shall pay any water system and wastewater system development fee at the time of connection.
Schools and Parks: Schools and parks should not be negatively affected by the proposed zoning. The existing development does include residential uses, however, no additional students due to this zone change would be anticipated.
Fire and Police: The subject property is served by city public safety services. The property is currently served by the Billings Fire Department and upon annexation will continue to be served. The nearest fire station is Fire Station 8 which is located approximately 0.8 miles away. The Police and Fire Departments expressed no concerns with the zone change.
5. Will the new zoning provide adequate light and air?
Similar to Criteria 2 and 3, the proposed zoning, like all City zoning districts, establishes minimum setback requirements to ensure adequate separation between structures, as well as access to light and air. The subject parcel is already developed with a single-family residence, and any future structures or improvements will be required to comply with the applicable standards of Section 27-500.1, as well as all relevant Building Code requirements. These regulations help ensure that development on the site maintains appropriate spacing, livability, and safety standards.
6. Will the new zoning effect motorized and non-motorized transportation?
The new zoning itself will not impact motorized and non-motorized transportation. This property is already developed. Therefore, there will be no increased volume to the transportation network, both motorized and non-motorized.
7. Will the new zoning promote compatible urban growth?
The proposed zoning will promote compatible urban growth by aligning the subject property with the established zoning pattern and existing residential uses in the surrounding area. The requested zoning district is consistent with adjacent properties and supports a cohesive development pattern, minimizing the potential for land use conflicts. In addition, the zone change facilitates annexation into the City of Billings, allowing the property to be served by municipal infrastructure and governed by City development standards. This supports orderly and efficient urban growth by directing development to areas where services can be provided in a coordinated manner. The application of City zoning regulations will also ensure that any future development or improvements are compatible in scale, density, and design with the surrounding neighborhood, further reinforcing consistent and predictable growth patterns.
8. Does the new zoning consider the character of the district and the peculiar suitability of the property for particular uses?
The proposed zoning takes into account both the existing character of the surrounding district and the suitability of the property for residential uses. The requested zoning district allows for single-family and duplex residential development, which is consistent with the types of uses already established in the area. The subject property is surrounded by zoning designations such as N2, N3, and NX2, all of which support similar residential development patterns. As a result, the proposed zoning aligns with the existing neighborhood character and maintains continuity in land use and density. Additionally, the property’s size, location, and access to infrastructure, particularly with the proposed annexation and connection to municipal services, make it well-suited for the uses permitted within the requested zoning district. Overall, the zone change reinforces compatibility with the surrounding area while allowing for appropriate and context-sensitive residential development.
9. Will the new zoning conserve the value of buildings?
The subject property is currently developed with an occupied single-family residence, and the proposed zoning is not expected to negatively impact the value of existing buildings. The requested zoning is consistent with surrounding residential zoning and land uses, which helps maintain neighborhood stability and property values. Additionally, any future development or improvements on the property will be required to comply with applicable zoning standards and building codes, ensuring that construction meets established quality and safety requirements. These regulations support the continued conservation and protection of property values within the area.
10. Will the new zoning encourage the most appropriate use of land throughout the City of Billings?
The proposed N3 zoning is appropriate for the subject property given its location, surrounding zoning designations, and existing development pattern. The applicant has selected the N3 district to align with nearby residential zoning and intends to utilize the property in accordance with its requirements. Properties along Lincoln Lane within City limits are predominantly zoned and developed for residential uses, and the proposed zoning is consistent with this established pattern. By applying a zoning designation that reflects existing land use trends and supports residential development at an appropriate scale, the request promotes the efficient and orderly use of land within the City.
In accordance with City policy, properties proposed for annexation must also be rezoned to an appropriate City zoning designation at the time of annexation. The requested zone change is intended to establish zoning that is consistent with the City’s development standards and compatible with surrounding land uses. Annexation of the property would bring it under City jurisdiction, allowing for the provision of municipal services and ensuring that future use and development of the site are regulated in accordance with City codes and plans.
The surrounding area consists of a mix of similarly zoned properties and land uses, and the requested zoning is consistent with the existing development pattern. The extension of municipal services to the property aligns with the City’s goals for orderly growth, efficient infrastructure expansion, and the protection of public health and safety. Planning staff has reviewed the request in relation to the applicable review criteria and finds that it meets the intent of those standards, supporting both the zone change and associated annexation.
| APPLICATION DATA | |
| OWNER: | Steven & Nadine Blazicevich |
| LEGAL DESCRIPTION: | S27, T01 N, R26 E, C.O.S. 539, Parcel A |
| ADDRESS: | 1039 Lincoln Lane |
| CURRENT ZONING: | N4 – Large Lot Residential |
| PROPOSED ZONING: | N3 – Suburban Neighborhood Residential |
| EXISTING LAND USE: | Residential |
| PROPOSED LAND USE: | Residential |
| SIZE OF PARCEL(S): | 13,802 Sq. Ft |
| SURROUNDING LAND USE & ZONING: | |
| NORTH: | Zoning: Mid Century Residential (N2) |
| Land use: Single Family Homes | |
| SOUTH: | Zoning: Mixed Residential 2 (NX2 -2-8 Dwelling Units per structure) |
| Land use: Multi-family residential -Apartments | |
| EAST: | Zoning: Suburban Neighborhood Residential (N3) & Public Civic & Institutional (P2) |
| Land use: Single Family Homes & Reorganized Church of Jesus Chris | |
| WEST: | Zoning: Corridor Mixed Use 2 (CMU2) |
| Land use: Target Department Store & Shops | |
CONCURRENT APPLICATION
This zone change is being done concurrently with Annexation Petition 26-05.
ZONE CHANGE CRITERIA
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 and neighborhood plans?
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 in neighborhood areas.
- Walkable neighborhoods that permit convenient destinations such as neighborhood services, open space, parks, schools and public gathering spaces foster health, goodwill and social interaction.
- Safe and livable neighborhoods can be achieved through subdivision design that focuses on complete streets, connectivity, pedestrian-scale streetlights, street trees and walkable access to public spaces.
- 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.
- Common to all types of housing choices is the desire to live in surroundings that are affordable, healthy and safe.
- Planning and construction of interconnected sidewalks and trails are important to the economy and livability of Billings.
- Homes that are safe and sound support a healthy community.
The proposed zoning includes development standards such as minimum setbacks, required open space, landscaping, and building separation requirements, all of which help reduce the risk of fire and other hazards. These standards are consistent with those applied across City zoning districts and are intended to promote safe site design and appropriate spacing between structures. In addition, annexation of the property will allow for connection to municipal water services, which can improve fire protection capabilities compared to reliance on on-site systems. Any future development or improvements on the property will also be required to comply with applicable building and fire codes, further ensuring that structures are designed and constructed to mitigate potential risks. Collectively, these factors demonstrate that the proposed zoning is designed to help secure the site from fire and other dangers.
3. Whether the new zoning will promote public health, public safety and general welfare?
The proposed zoning promotes public health, safety, and general welfare by applying City of Billings development standards and regulations to the property upon annexation. Future development and any improvements to the site will be required to comply with applicable building, fire, and safety codes, ensuring that structures meet established health and safety standards. Connection to municipal water and wastewater services will provide a more reliable and regulated system than on-site facilities, further supporting public health and environmental protection. In addition, the zoning district’s requirements for setbacks, site design, and density contribute to safe, orderly, and compatible development patterns. The proposed annexation and rezoning will bring the property under City jurisdiction and allow it to be served by public infrastructure consistent with City standards. The property is bordered by City limits along the north, south, and west boundaries, supporting logical incorporation into the City and the efficient extension of services. The request is also compatible with surrounding zoning and land use patterns and advances orderly growth in accordance with City policies. Based on these findings, Planning Staff finds that the proposed zoning promotes public health, safety, and general welfare.
4. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirement?
Transportation: The existing zoning and development are already connected to an existing city street network. City Engineering will review any new development proposed to determine updates that may be required to any original traffic management plan. Surrounding intersections will be evaluated for any needed traffic management improvements.
Water and Sewer: The City will provide water and sewer to the property. The utilities will be provided in accordance with the associated annexation agreement that is mutually agreed upon between the City of Billings and the Property Owner/Developer. This agreement is a strict condition of approval for annexations. Water will be connected to the property via Lincoln Lane. Per the annexation agreement, the developer shall pay any water system and wastewater system development fee at the time of connection.
Schools and Parks: Schools and parks should not be negatively affected by the proposed zoning. The existing development does include residential uses, however, no additional students due to this zone change would be anticipated.
Fire and Police: The subject property is served by city public safety services. The property is currently served by the Billings Fire Department and upon annexation will continue to be served. The nearest fire station is Fire Station 8 which is located approximately 0.8 miles away. The Police and Fire Departments expressed no concerns with the zone change.
5. Will the new zoning provide adequate light and air?
Similar to Criteria 2 and 3, the proposed zoning, like all City zoning districts, establishes minimum setback requirements to ensure adequate separation between structures, as well as access to light and air. The subject parcel is already developed with a single-family residence, and any future structures or improvements will be required to comply with the applicable standards of Section 27-500.1, as well as all relevant Building Code requirements. These regulations help ensure that development on the site maintains appropriate spacing, livability, and safety standards.
6. Will the new zoning effect motorized and non-motorized transportation?
The new zoning itself will not impact motorized and non-motorized transportation. This property is already developed. Therefore, there will be no increased volume to the transportation network, both motorized and non-motorized.
7. Will the new zoning promote compatible urban growth?
The proposed zoning will promote compatible urban growth by aligning the subject property with the established zoning pattern and existing residential uses in the surrounding area. The requested zoning district is consistent with adjacent properties and supports a cohesive development pattern, minimizing the potential for land use conflicts. In addition, the zone change facilitates annexation into the City of Billings, allowing the property to be served by municipal infrastructure and governed by City development standards. This supports orderly and efficient urban growth by directing development to areas where services can be provided in a coordinated manner. The application of City zoning regulations will also ensure that any future development or improvements are compatible in scale, density, and design with the surrounding neighborhood, further reinforcing consistent and predictable growth patterns.
8. Does the new zoning consider the character of the district and the peculiar suitability of the property for particular uses?
The proposed zoning takes into account both the existing character of the surrounding district and the suitability of the property for residential uses. The requested zoning district allows for single-family and duplex residential development, which is consistent with the types of uses already established in the area. The subject property is surrounded by zoning designations such as N2, N3, and NX2, all of which support similar residential development patterns. As a result, the proposed zoning aligns with the existing neighborhood character and maintains continuity in land use and density. Additionally, the property’s size, location, and access to infrastructure, particularly with the proposed annexation and connection to municipal services, make it well-suited for the uses permitted within the requested zoning district. Overall, the zone change reinforces compatibility with the surrounding area while allowing for appropriate and context-sensitive residential development.
9. Will the new zoning conserve the value of buildings?
The subject property is currently developed with an occupied single-family residence, and the proposed zoning is not expected to negatively impact the value of existing buildings. The requested zoning is consistent with surrounding residential zoning and land uses, which helps maintain neighborhood stability and property values. Additionally, any future development or improvements on the property will be required to comply with applicable zoning standards and building codes, ensuring that construction meets established quality and safety requirements. These regulations support the continued conservation and protection of property values within the area.
10. Will the new zoning encourage the most appropriate use of land throughout the City of Billings?
The proposed N3 zoning is appropriate for the subject property given its location, surrounding zoning designations, and existing development pattern. The applicant has selected the N3 district to align with nearby residential zoning and intends to utilize the property in accordance with its requirements. Properties along Lincoln Lane within City limits are predominantly zoned and developed for residential uses, and the proposed zoning is consistent with this established pattern. By applying a zoning designation that reflects existing land use trends and supports residential development at an appropriate scale, the request promotes the efficient and orderly use of land within the City.
FISCAL EFFECTS
Approval or denial of the proposed zone change will not have a financial impact on the Planning Division budget.
STAKEHOLDERS
Planning staff notified the surrounding owners, published a legal ad, and posted the property as required by the zoning regulations. At the time this staff report was submitted, Planning staff has not received any correspondence on the proposed zone change from surrounding owners. A pre-application neighborhood was conducted by the applicant on March 14, 2026 at 1039 Lincoln Lane, and three (3) persons signed the attendance sheet. The pre-application meeting notes and sign in sheet are attached. The Zoning Commission will hold a public hearing on May 5, 2026.
ALTERNATIVES
The Zoning Commission may take one of the following actions:
- Recommend approval and adoption of the findings of the ten review criteria for Zone Change 1081; or,
- Recommend denial and adopt different findings of the ten review criteria for Zone Change 1081; or,
- Delay action on the zone change request to a date certain not more than 60 days in the future; or,
- Allow the applicant to withdraw the zone change request