b.
City Zoning Commission
- Meeting Date:
- 11/03/2015
- SUBJECT
- Zone Change 940 - Silver Creek Estates
- THROUGH:
- Candi Millar
- PRESENTED BY:
- Nicole Cromwell
Information
REQUEST
Item #2 - Motion/Recommendation to City Council. City Zone Change #940 – Silver Creek Estates, Nicole Cromwell. – A zone change request from Residential 9,600 (R-96) to Residential 7,000 (R-70), on Lots 1 & 2, Block 3 and Lot 8, Block 5, Silver Creek Estates Subdivision, a 7.99 acre parcel of land. The applicant conducted a pre-application neighborhood meeting on September 28, 2015 at 2211 West Hollow Brook Drive.
RECOMMENDATION
The Planning Division is recommending approval and adoption of the findings of the 10 criteria for Zone Change 940.
APPLICATION DATA
| OWNER: Boyer Land LLC | |
| AGENT: Laura Boyer | |
| LEGAL DESCRIPTION: Lots 1 & 2, Block 3 and Lot 8, Block 5 of Silver Creek Estates Subdivision | |
| ADDRESS: Generally located south of Rimrock Road and west of 46th St West | |
| CURRENT ZONING: R-96 | |
| EXISTING LAND USE: Vacant land in approved subdivision | |
| PROPOSED USE: Patio homes | |
| SIZE OF PARCEL: 7.99 acres |
CONCURRENT APPLICATIONS
None.
APPLICABLE ZONING HISTORY
Subject Property - The property was annexed into the city as a certificate of survey (C/S 3273) in 2006 and since no specific zoning district was requested, the default zoning of R-96 was applied to the property.
Surrounding Property - There have been 6 similar zone change requests in the area since 1998, all for property subject to development through subdivisions within the city limits. Two parcels in the Grand Peaks Subdivision to the south and west were approved for a zone change from R-96 to R-70 in September 2015. Cottonwood Grove, a subdivision north of Grand Avenue along the west side of 54th St West, was developed with the R-70 zoning requested at annexation in 2004. Mont Vista Subdivision directly west of the subject property was approved for a Planned Development zone that included a mixture of residential zones and densities in 2009.
Surrounding Property - There have been 6 similar zone change requests in the area since 1998, all for property subject to development through subdivisions within the city limits. Two parcels in the Grand Peaks Subdivision to the south and west were approved for a zone change from R-96 to R-70 in September 2015. Cottonwood Grove, a subdivision north of Grand Avenue along the west side of 54th St West, was developed with the R-70 zoning requested at annexation in 2004. Mont Vista Subdivision directly west of the subject property was approved for a Planned Development zone that included a mixture of residential zones and densities in 2009.
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: R-96 Land Use: Single family dwellings (City and County) |
| SOUTH: | Zoning: R-96 Land Use: Single family dwellings to be constructed in Silver Creek Estates |
| EAST: | Zoning: R-96 Land Use: Single family dwellings to be constructed in Silver Creek Estates |
| WEST: | Zoning: R-96 Land Use: Single family dwellings to be constructed in Silver Creek Estates |
BACKGROUND
This is a zone change request to allow slightly higher density on three large lots within the recently approved Silver Creek Estates Subdivision west of 46th St West and south of Rimrock Road. The current zoning, R-96, allows single family dwellings on lots of at least 9,600 square feet. The proposed zoning, R-70, would allow single family dwellings on lots of at least 7,000 square feet and two-family dwellings (either attached or detached) on lots of at least 9,600 square feet. The proposed zoning could allow a more efficient use of the large lots in a unit ownership development, such as townhomes or condo units, than the existing zoning of R-96.
Silver Creek Estates was subdivided with 7 larger lots to accommodate unit ownership development or possibly future subdivision of the larger lots. Three of these larger lots are the subject of the proposed zone change. The owner does not intend to develop attached two-family dwellings but may do so under the proposed zoning. The proposed zoning also allows groupings of single family detached dwellings so the lot area requirement for each unit is reduced. For example, a single lot of 20,000 square feet in the proposed R-70 zoning could allow a grouping of 4 single family dwellings either as 4 detached buildings or 2 duplex buildings. Silver Creek Estates consists of another 116 lots for one single family dwelling on each lot. The developer intends to gain 14 additional dwelling units on the lots subject to the zone change.
The applicant conducted a pre-application neighborhood meeting. None of the surrounding property owners attended the meeting. The Planning Division did not receive any comments, letters or emails from surrounding owners or city staff. The proposed zoning is similar to all the surrounding property and is compatible with the existing zoning and surrounding neighborhood.
The Planning Division is recommending approval based on the findings of the 10 criteria for zone changes. The proposed zoning is compatible with the existing zoning and is sensitive to the surrounding neighborhood. The proposed zoning will allow additional density in an area of Billings that has existing city infrastructure and can be easily served by city services. The maximum density allowed under the proposed zoning is 8 dwelling units per gross acre, a density similar to surrounding neighborhoods in Cottonwood Grove, Grand Peaks, and Mont Vista.
Silver Creek Estates was subdivided with 7 larger lots to accommodate unit ownership development or possibly future subdivision of the larger lots. Three of these larger lots are the subject of the proposed zone change. The owner does not intend to develop attached two-family dwellings but may do so under the proposed zoning. The proposed zoning also allows groupings of single family detached dwellings so the lot area requirement for each unit is reduced. For example, a single lot of 20,000 square feet in the proposed R-70 zoning could allow a grouping of 4 single family dwellings either as 4 detached buildings or 2 duplex buildings. Silver Creek Estates consists of another 116 lots for one single family dwelling on each lot. The developer intends to gain 14 additional dwelling units on the lots subject to the zone change.
The applicant conducted a pre-application neighborhood meeting. None of the surrounding property owners attended the meeting. The Planning Division did not receive any comments, letters or emails from surrounding owners or city staff. The proposed zoning is similar to all the surrounding property and is compatible with the existing zoning and surrounding neighborhood.
The Planning Division is recommending approval based on the findings of the 10 criteria for zone changes. The proposed zoning is compatible with the existing zoning and is sensitive to the surrounding neighborhood. The proposed zoning will allow additional density in an area of Billings that has existing city infrastructure and can be easily served by city services. The maximum density allowed under the proposed zoning is 8 dwelling units per gross acre, a density similar to surrounding neighborhoods in Cottonwood Grove, Grand Peaks, and Mont Vista.
RECOMMENDATION
The Planning Division recommends approval and adoption of the findings of the 10 criteria for Zone Change 940.