Planning staff is recommending approval of Zone Change 1084 and adoption of the findings of the 10 review criteria.

The applicant is requesting a zone change from Mixed Residential 3 (NX3) to Corridor Mixed Use 1 (CMU1) for Lot 2, Block 1 of the Hunter’s Pointe Subdivision (Document #4130464), located in Section 12, Township 1 South, Range 25 East, Principal Meridian Montana, Yellowstone County, Montana. The proposed rezoning is consistent with the goals and policies outlined in the 2016 Billings Growth Policy (GP) and the 2001 West Billings Neighborhood Plan (WBNP). Specifically, the request supports the encouragement of mixed-use development patterns, promotes a diversity of housing options, and enhances connectivity within the area. Additionally, the transition from a residential zoning designation to a corridor mixed-use district is intended to provide an appropriate land use buffer between more intense commercial corridors and adjacent residential neighborhoods, aligning with long-range planning objectives for orderly and compatible growth.

This zone change is not subject to the Billings 2045 Land Use Plan and Future Land Use Map as it was submitted prior to adoption or effective dates of the new land use regulations. Incidentally, this request matches the Future Land Use Map designations for this area as Urban Node. Applications that will be subject to the new regulations, Plan and Map will be processed after July 1, 2026.

 

APPLICANT: Shon Rindlidbacher
AGENT: Cedar Jordan
LEGAL DESCRIPTION: Lot 2, Block 1, Hunter's Pointe Subd., Document #4130464, S12, T01 S, R25 E
ADDRESS: N/A
CURRENT ZONING:  NX3
PROPOSED ZONING: CMU1
EXISTING LAND USE: Vacant
PROPOSED LAND USE: Mixed Use
SIZE OF PARCEL(S):  44,184 square feet

SURROUNDING LAND USE & ZONING:
NORTH Zoning: Mid-Century Neighborhood (N2)
Land Use: Residential two-family development
SOUTH Zoning: NX3
Land Use: Residential mufti family — Hunter's Ridge Apartments
EAST Zoning: CMU1
Land Use: Commercial condominium complex
WEST Zoning: NX3
Land Use: Residential mufti family — Hunter's Point Apartments

SUMMARY
Before making a recommendation to the City Council, the Zoning Commission shall consider the following findings of the ten review criteria:

1) Is the new zoning designed in accordance with the Growth Policy?
The proposed CMU1 zoning is consistent with the GP. The development supports the City's goals for housing diversity, walkable and safe neighborhoods, efficient use of infrastructure, and long-term economic vitality. The following sections summarize key GP goals.

• Walkable neighborhoods that permit convenient destinations such as neighborhood services, open space, parks, schools, and public gathering spaces foster health, goodwill, and social interaction.
• Neighborhoods that are safe, attractive, and provide essential services are highly desired.

• Infill development and development near existing city infrastructure may be the most cost-effective.
• Neighborhoods that are safe and attractive and provide essential services are highly desired.
• Infrastructure and service investments that stabilize or improve property values, secure future utility costs, consider maintenance costs, and improve environmental quality far into the future are desirable.

The proposed zoning supports these objectives by providing a mix of residential types intended to meet a variety of housing needs within the community. The inclusion of commercial uses creates opportunities for convenient neighborhood-serving destinations, which may foster walkability, social interaction, and reduced reliance on vehicle trips for daily services. Future development standards are anticipated to incorporate complete street principles, pedestrian connectivity, and pedestrian-scale lighting to support safe and accessible streetscapes. Additionally, the location of the development near existing city infrastructure promotes the efficient use of public services and supports orderly growth patterns. The integration of residential and commercial uses also contributes to long-term economic activity and neighborhood sustainability.

The subject property is located within an area identified for mixed-use and transitional development in the GP. The GP supports a mixture of housing types, enhanced connectivity, and coordinated land use patterns along major transportation corridors. The proposed zoning designation is consistent with the goals and policies of the GP, particularly those encouraging compatible mixed-use development, efficient infrastructure utilization, housing diversity, and coordinated urban growth.

The West Billings Neighborhood Plan (WBNP) goals and objectives identify the need to locate compatible uses and provide a range of housing choices and development densities. The WBNP adopted several Goals, Policies, and Implementation Strategies. The proposed zoning is consistent with the following adopted Policies of Planned Growth:

Goal 1: Establish Development Patterns that Use Land More Efficiently

• Policy E: Commercial nodes should contain business development sites of various sizes to accommodate a variety of businesses.
• Policy M: Development in the West Billings planning area shall provide for a variety of residential types and densities.
• Policy R: Encourage innovative land-use planning techniques to be used in higher-density, mixed-use, and infill developments.

The subject property is located within an area identified for mixed-use and transitional development in the WBNP. The proposed zoning designation is consistent with the goals and policies outlined in both the GP and the WBNP. Both planning documents support a mix of housing types, improved connectivity, and coordinated land use patterns along major corridors.

The request is also consistent with the Billings 2045 Land Use Plan and Future Land Use Map (Plan and Map), which identifies the property within an “Urban Node” designation. Urban Nodes are intended to serve as centers of mixed-use activity that incorporate residential, commercial, and service-oriented development at an appropriate urban scale. The Plan and Map includes CMU1 as a preferred zoning district within the Urban Node areas because it supports compact development patterns, enhanced connectivity, and integrated land uses envisioned for future growth areas. Accordingly, the proposed rezoning is consistent with the adopted long-range planning framework and supports the community’s broader goals for coordinated and sustainable growth.

2) Is the new zoning designed to secure from fire and other dangers?
The proposed zoning district includes setbacks, build-to areas, height restrictions, and building codes, which help maintain safe separation between structures and minimize fire and other hazards. The recently approved subdivision includes requirements to ensure that streets, access points, and fire hydrants are designed and installed to provide adequate emergency response throughout the development. Building design and materials will comply with the International Building Code and International Fire Code, which regulate safe egress and hydrant location.

3) Whether the new zoning will promote public health, public safety and general welfare?
As mentioned in Criteria 2, the proposed zoning complies with applicable setback/build-to-zone requirements, building separation standards, and height limitations, all of which assist in reducing potential fire hazards and other public safety concerns. Future subdivision approval requirements and site development reviews will ensure that streets, sidewalks, access points, and circulation patterns are designed to accommodate emergency vehicle access and provide safe movement for vehicles, pedestrians, and other users within the neighborhood area. In addition, utility infrastructure, including water lines and fire hydrants, will be required to meet City standards to ensure reliable emergency response capabilities. Should future development be determined to create impacts to surrounding intersections or transportation infrastructure, the developer will be required to provide proportionate-share contributions or improvements associated with those impacts in accordance with applicable City requirements.

4) Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements?
Transportation: A Traffic Impact Study (TIS) was completed as part of the subdivision approval process. The TIS evaluates intersections within the vicinity of the proposed development to determine existing levels of service and to assess the projected impacts associated with future development of the property. Where impacts on intersections or transportation infrastructure are identified, the developer is required to provide proportionate-share contributions toward necessary improvements. These contributions are utilized to support future transportation and intersection upgrades within the surrounding area.
Water and Sewer:The approved Subdivision Improvements Agreement (SIA) requires that the design and installation of sanitary sewer infrastructure, water mains, and associated appurtenances, including fire hydrants, comply with all applicable design standards, specifications, rules, and regulations of the City of Billings Public Works Department, the Billings Fire Department, and the Montana Department of Environmental Quality. Adequate provision for water and sanitary sewer service is addressed through the subdivision approval and associated infrastructure agreements.
Schools and Parks: The proposed zoning designation itself does not directly impact schools or parks; however, future development of the property may generate additional demand on these facilities. The CMU zoning districts permit residential development as well as commercial uses identified within Use Table 27-1000.1 of the zoning code. Depending upon the specific development plan and residential density proposed in the future, the applicable school district would be notified during subsequent development review processes.
Fire and Police:The subject property will continue to be served by existing City public safety services, including police and fire protection. The Billings Police Department and Billings Fire Department were both contacted for comment regarding the proposed zone change request. As of the preparation of this staff report, no comments or concerns had been received from either department. Both departments were also provided an opportunity to comment during the subdivision review process.  The proposed rezoning is not anticipated to create demands on public safety services beyond those typically associated with urban growth in west Billings. The property is located within an area that is already served by existing municipal infrastructure and emergency response systems. As development occurs, future site-specific proposals will continue to be reviewed for compliance with applicable fire access, emergency response, and public safety standards through the development review processes.

5) Will the new zoning provide adequate light and air?
The proposed zoning is designed to maintain adequate light, air, and openness for all residents, patrons and adjacent properties. All zoning districts have established setbacks/build-to, height limits, and will regulate building placement and separation. These standards prevent overcrowding, ensure sunlight reaches streets and open spaces, and allow airflow throughout the development.

6) Will the new zoning affect motorized and non-motorized transportation?
Central Avenue is classified as a principal arterial roadway and serves as a major transportation corridor within west Billings. According to 2025 traffic count data, the segment of Central Avenue between 29th Street West and 32nd Street West carries an average daily traffic volume of approximately 17,940 vehicle trips per day. Any internal streets constructed as part of future development of the subject property will be designed and constructed in accordance with applicable City standards to ensure safe and efficient circulation for vehicles, transit services, pedestrians, bicyclists, and emergency response vehicles.  Should future development of the property result in identified impacts to nearby intersections or transportation infrastructure, the developer will be required to provide proportionate-share contributions and/or construct associated improvements in accordance with applicable City regulations and infrastructure requirements. In addition, the findings and recommendations of the TIS will be utilized in evaluating and determining any necessary future roadway or intersection improvements associated with development of the site.

7) Will the new zoning promote compatible urban growth?
The proposed zoning is designed to promote compatible and orderly urban growth by providing a coordinated mixture of residential and commercial uses that integrate with surrounding development patterns. The CMU1 zoning district allows for a range of housing types, including single-family, duplex, townhouse, and multifamily residential development, which supports a variety of housing choices within the community. In addition, the zoning district permits neighborhood-serving commercial uses that may provide services and amenities to surrounding residential areas.  Commercial nodes are strategically located along Central Avenue, a principal arterial roadway, where higher-intensity development is anticipated and supported by existing transportation infrastructure. Concentrating commercial activity along the arterial corridor helps reduce potential impacts on adjacent residential neighborhoods while encouraging efficient land use patterns and improved access to services. The proposed zoning also supports the efficient use of existing streets, utilities, and municipal services, thereby promoting orderly urban expansion. Future development within the site will be subject to site development review processes to ensure compatibility with surrounding properties and compliance with applicable City standards.

8) Does the new zoning consider the character of the district and the peculiar suitability of the property for particular uses?
The proposed zoning considers both the existing character of the district and the suitability of the property for the proposed uses. The surrounding area has experienced substantial recent residential and commercial growth and continues to transition toward a more urban development pattern. As development continues within west Billings, there is increasing demand for a variety of housing types, including single-family homes, attached housing, townhomes, and multifamily residential development, as well as neighborhood-serving commercial uses. The proposed CMU1 zoning district is intended to accommodate this transition by allowing mixed residential with commercial uses in an area identified for mixed-use and transitional development. The property’s location along Central Avenue, a principal arterial corridor, makes it particularly suitable for neighborhood-serving commercial uses and higher-intensity residential development due to its accessibility, visibility, and proximity to existing infrastructure. The placement of commercial uses along the arterial corridor also minimizes potential impacts on lower-density residential areas by directing higher activity levels toward roadways designed to accommodate increased traffic volumes. Overall, the proposed zoning reflects the evolving character of the area while maintaining compatibility with surrounding development patterns.

9) Will the new zoning conserve the value of buildings?
The proposed zoning is not anticipated to negatively impact the value of surrounding buildings or properties. Development within the proposed zoning district will be required to comply with applicable zoning and development standards, including setbacks, build-to-zone requirements, building orientation standards, landscaping requirements, building separation standards, and height limitations. These standards are intended to minimize impacts on adjacent properties while promoting compatible development patterns and maintaining neighborhood character. The proposed zoning also provides an appropriate transition between surrounding residential development and higher-intensity uses located along major transportation corridors. The compatibility of the proposed zoning with surrounding land uses and zoning districts is expected to support long-term neighborhood stability and continued investment within the area.

10) Will the new zoning encourage the most appropriate use of land throughout the City of Billings?
The proposed CMU1 zoning district will encourage the appropriate use of land by supporting development patterns consistent with the adopted growth policy and planned urban expansion areas within west Billings. The property is identified for urban and mixed-use development and is located adjacent to existing transportation corridors, infrastructure, and municipal services. Utilizing the property for a coordinated mixture of residential and commercial uses promotes efficient land utilization while supporting a variety of community needs. The proposed zoning allows for diverse housing opportunities, neighborhood-serving commercial uses appropriate for an arterial corridor, and integrated development patterns that support walkability and long-term economic activity. As discussed throughout the preceding review criteria, the proposed zoning supports efficient infrastructure utilization, compatibility with surrounding development, and orderly growth patterns. The development’s integration of residential and commercial uses also supports broader City goals related to housing diversity, economic development, and sustainable urban growth.

The request is also consistent with the Billings 2045 Land Use Plan and Future Land Use Map (Plan and Map), which identifies the property within an “Urban Node” designation. Urban Nodes are intended to serve as centers of mixed-use activity that incorporate residential, commercial, and service-oriented development at an appropriate urban scale. The Plan and Map includes CMU1  as a preferred zoning district within the Urban Node areas because it supports compact development patterns, enhanced connectivity, and integrated land uses envisioned for future growth areas. Accordingly, the proposed rezoning is consistent with the adopted long-range planning framework and supports the community’s broader goals for coordinated and sustainable growth.

Approval or denial of the proposed zone change will not have a financial impact on the Planning Division budget.

In accordance with City procedures, the applicant conducted a pre-application neighborhood meeting on March 30, 2026, at 5:00 p.m. at the Hunter’s Pointe Apartment Clubhouse to provide information regarding the request and to solicit input from surrounding property owners and interested parties. There were three members of the public who attended the meeting, excluding the applicant and agent. A summary of the neighborhood meeting is included in the application materials.

In accordance with requirements, staff sent a notification to all property owners and interested parties within a 300 foot radius of the subject property.

At the time of writing this report, staff had not received any correspondence from surrounding property owners or others in the area.

The Zoning Commission may take one of the following actions:

• Recommend approval and adoption the findings of the ten review criteria for Zone Change 1084; or,
• Recommend denial and adopt different findings of the ten review criteria for Zone Change 7084; or,
• Delay action on the zone change request to a certain date not more than 60 days in the future; or,
• Allow the applicant to withdraw the zone change request.