Item #2 - City Zone Change #938 – East of 54^th St West on Grand Peaks Drive – A zone change request from Residential 9,600 (R-96) to Residential 7,000 (R-70) on Lot 1, Block 5 and Lot 5, Block 2 of Grand Peaks Subdivision a 7.8 acre parcel of land. The applicant conducted a pre-application neighborhood meeting on June 24, 2015, at the King of Glory Lutheran Church, 4125 Grand Avenue. Tax ID: A33956 & A33960
 

The Planning Division recommends approval and adoption of the findings of the 10 criteria for Zone Change 938.

OWNER: Grand Peaks, LLC - Jeff Junkert
AGENT: Sanderson Stewart, Dennis Randall, P.E.
LEGAL DESCRIPTION: Lot 1, Block 5 and Lot 5, Block 2 Grand Peaks Subdivision, 1st Filing
ADDRESS: None assigned - 54th St West & Grand Peaks Drive
CURRENT ZONING: R-96
EXISTING LAND USE: Vacant
PROPOSED USE: Residential development
SIZE OF PARCEL: ~7.8 acres

None.

Grand Peaks Subdivision received a zone change at the time of annexation from the A-S (county zoning) to R-70, R-50 and RMF-R. The two lots subject to this zone change request were already annexed and zoned R-96 through the Bishop Fox Subdivision. Grand Peaks purchased the lot from Bishop Fox and included the parcel as part of the subsequent Grand Peaks Subdivision. Grand Peaks also purchased 2 lots from Bishop Fox south of the subject property that were already zoned R-70. These have been subdivided and are in development.
Bishop Fox Subdivision received a zone change in 2005 at the time of annexation from A-1 to R-70, Public, CC and R-96. The Public zoning district parcel was sold to the City and developed for a new Fire Station. The R-96 lot was sold to Grand Peaks. The remaining parcels CC are undeveloped. The Cottonwood Grove Subdivision - west side of 54th St West - was annexed and the zoning change to R-70 in 2004. South of Cottonwood Grove is the MK Subdivision annexed in 2007 and zoned CC and NC. Northwest of the subject property is the future Cottonwood Park and the zoning is Public. Mont Vista Subdivision at the intersection of 54th St West and RImrock Road was annexed and a Planned Development zone adopted in 2008.

NORTH:	Zoning: A-1 (County) Land Use: Single family dwelling
SOUTH:	Zoning: R-70 Land Use: Single family dwellings
EAST:	Zoning: R-70 Land Use: Vacant
WEST:	Zoning: R-70 Land Use: Single family dwellings

The owner is requesting a zone change from R-96 to R-70 to slightly increase the allowed density for single family dwellings in the Grand Peaks Subdivision. The current zoning allows 1 dwelling for each 9,600 square feet of lot area and the proposed zoning would allow 1 dwelling for each 7,000 square feet of lot area. The current zoning would allow 35 single family dwellings on 7.8 acres of land and the proposed zoning would allow between 48 and 70 (as townhomes) single family dwellings. If the 2 large lots were subdivided further the number of units allowed would decrease due to dedication of land for street right of ways. The proposed zoning of R-70 also could allow the development of duplex dwellings - 2 attached dwelling units. The applicant has not indicated whether duplexes are under consideration. The immediately adjacent phase of Grand Peaks Subdivision is zoned R-70 but is developing as single family dwellings on lots from 8,000 square feet to 10,000 square feet. The surrounding zoning is similar to the proposed zoning with the exception of the County zoning to the north. The County zoning of A-1 is intended to accommodate agricultural uses and low density residential development on lots of at least 10 acres. The property to the north is within the limits of annexation for the city so the property could annex and develop at a future date with similar zoning and dwelling density.
The property has access from 54th St West and from Grand Peaks Drive. 54th St West is a principal arterial street and recent traffic counts show about 2,500 vehicle trips per day on this section between Grand Avenue and Rimrock Road. This will increase in the future as Mont Vista Subdivision is built out, Bishop Fox Subdivision is developed and Grand Peaks in completed. The proposed new middle school at 56th St West and Grand Avenue will also increase traffic counts on 54th St West. The proposed zoning and development of dwellings will increase traffic volume of 54th St West. A traffic study was done with the original Grand Peaks Subdivision. The study may need to be updated based on the new zoning. The study will indicate where additional traffic control or management measure are necessary or if the current measures are adequate.
The applicant indicates the need for the zone change is to accommodate a changing real estate market for small yards but single family homes with subdivision amenities. The homes previously sold in Grand Peaks Subdivision range from $250,000 to $350,000. The City will require the applicant to install water and sewer services, roads and other city maintained services for the new development. The City will assume all future financial liability for maintenance and replacement of these facilities.
The Planning Division has reviewed the proposed zone change and is recommending approval based on the findings of the 10 criteria for zone changes. The proposed zoning is similar to surrounding property in the city and is compatible with existing neighborhoods. The proposed zoning will be a more efficient use of land allowing a minimum of density of 4 dwelling units per gross acre of land. The slight increase in density and traffic volume should have no effect on adjacent neighborhoods or streets. The 2008 Growth Policy and the West Billings Neighborhood Plan encourage predictable land use decisions that are consistent with neighborhood character and land use patterns. The existing use and proposed zoning are consistent with this neighborhood and land use pattern.
 

The Planning Division recommends approval and adoption of the findings of the 10 criteria for Zone Change 938.