a.
County Zoning Commission
- Meeting Date:
- 02/08/2016
- SUBJECT
- Zone Change #670 – 3329 Driftwood Lane – Former Lockwood Fire Station
- THROUGH:
- Candi Millar
- PRESENTED BY:
- David Green
Information
REQUEST
Item #1 - County Zone Change #670 – 3329 Driftwood Lane – Former Lockwood Fire Station – A zone change request from Residential 9,600 (R-96) to Community Commercial (CC) on Lot 7, Block 1 of McIntosh Subdivision, a 24,132 square foot parcel of land generally located at 3329 Driftwood Lane. A pre-application neighborhood meeting was held on November 30, 2015 at the new Lockwood Fire Station at 501 Johnson Lane. Tax ID: C08725. Presented by Dave Green, Planner II.
RECOMMENDATION
The Planning staff is forwarding a recommendation of approval based on the 11 criteria for zone changes.
APPLICATION DATA
| OWNER: Lockwood Fire District #8 | |
| AGENT: Chuck Platt | |
| LEGAL DESCRIPTION: Lot 7, Block 1, McIntosh Subdivision | |
| ADDRESS: 3329 Driftwood Lane | |
| CURRENT ZONING: Residential 9600 (R-96) | |
| EXISTING LAND USE: Former Lockwood Fire Station | |
| PROPOSED USE: Commercial | |
| SIZE OF PARCEL: 24,132 square feet |
CONCURRENT APPLICATIONS
None
APPLICABLE ZONING HISTORY
Subject Property
None
Surrounding Properties – There have been 6 similar zone change requests in this area of Yellowstone County. One of these applications was withdrawn and 5 were approved. Three of the zone changes were from one residential zoning to another. The other 3 were from residential zoning to commercial zoning. The one that was withdrawn was from residential to commercial, 6 months later is was approved. Nine years later another zone change took place on the same parcel going from CC to Entryway General Commercial
There was also one variance request in the area that was granted for setbacks and lot coverage.
None
Surrounding Properties – There have been 6 similar zone change requests in this area of Yellowstone County. One of these applications was withdrawn and 5 were approved. Three of the zone changes were from one residential zoning to another. The other 3 were from residential zoning to commercial zoning. The one that was withdrawn was from residential to commercial, 6 months later is was approved. Nine years later another zone change took place on the same parcel going from CC to Entryway General Commercial
There was also one variance request in the area that was granted for setbacks and lot coverage.
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: R-96/Residential Manufactured Home (RMH)/Ag-Open Land Use: Residential / Commercial |
| SOUTH: | Zoning: R-96 Land Use: Single Family Homes |
| EAST: | Zoning: R-96 Land Use: Single Family Homes |
| WEST: | Zoning: Residential 6000 (R-60) Land Use: Multifamily and a Church |
BACKGROUND
The subject property is addressed off of Driftwood Lane but the lot actually has three street frontages on Driftwood Lane, McIntosh Drive and Old Hardin Road. The surrounding properties are zoned residential and properties farther west are zoned Entryway. Just north and west of this property is a parcel zoned Ag-Open Space and it currently has a business operating on it. The multifamily buildings to the west of the subject property are on very large lots. At the time they were constructed, they would have had to utilize septic systems which required a large lot for multifamily buildings. With the new sewer system in Lockwood, these lots could possibly develop further with more multifamily buildings. As stated in the letter from the applicant, the fire department built in this location in 1980 and just recently relocated to its new location on Johnson Lane.
In The Lockwood Community Plan adopted in August of 2006, this area of Lockwood is identified as a mixed use area based on current uses that include multifamily housing, a church and the fire station. At the time of the development of the Community Plan in 2006, the construction of a new fire station in a more central part of Lockwood had not been contemplated in detail. In the draft Lockwood Proposed Land Use Map being prepared as part of the 2016 Growth Policy, the subject property is outside commercial areas to the west and north and is in a high-density residential area.
This lot is currently zoned Residential 9600 (R-96) and has a fire station built on the site. R-96 zoning only allows for a single family residence on it. There is enough square footage on this lot to build two single family residences. This would require the demolition of the existing building and construction of the two single family homes. One would have three frontages on it which makes meeting setback requirements and clear vision zones very difficult. Unless the lot was resubdivided, the two residences that could be developed would have to be done as a condominium development. Use of the lot as zoned would result in two residential units on 24,000 square feet of property with frontage on a minor arterial.
Many newer neighborhoods are beginning to propose neighborhood stores close to residential housing that allows people to walk to them instead of driving for simple convenience purchases. This corner would be a good location for such a development at the entrance of a large tract of residential housing.
A neighborhood meeting was conducted by the applicant on Monday, November 30, 2015, at 501 Johnson Lane, which is the location of the new fire station in Lockwood. Two property owners attended the meeting. The meeting notes indicate questions from the attending property owners and that they were answered by the agent and applicant. The minutes of the meeting are included as Attachment B. The Planning Division has not received any comments from surrounding property owners at this time.
Planning staff has reviewed this application and is forwarding a recommendation of approval for the proposed zone change based on the 11 criteria for zone changes. The property is on a parcel of land that is best suited for commercial uses and not residential uses. It is in line with the existing growth in this area and could be a positive addition. The proposed zoning would bring predictable land use with it so the surrounding neighbors will know there are limits to what type of commercial development can be place on the site.
RECOMMENDATION
Approval of Zone Change #670 and adoption of the 11 criteria for this zone change.
In The Lockwood Community Plan adopted in August of 2006, this area of Lockwood is identified as a mixed use area based on current uses that include multifamily housing, a church and the fire station. At the time of the development of the Community Plan in 2006, the construction of a new fire station in a more central part of Lockwood had not been contemplated in detail. In the draft Lockwood Proposed Land Use Map being prepared as part of the 2016 Growth Policy, the subject property is outside commercial areas to the west and north and is in a high-density residential area.
This lot is currently zoned Residential 9600 (R-96) and has a fire station built on the site. R-96 zoning only allows for a single family residence on it. There is enough square footage on this lot to build two single family residences. This would require the demolition of the existing building and construction of the two single family homes. One would have three frontages on it which makes meeting setback requirements and clear vision zones very difficult. Unless the lot was resubdivided, the two residences that could be developed would have to be done as a condominium development. Use of the lot as zoned would result in two residential units on 24,000 square feet of property with frontage on a minor arterial.
Many newer neighborhoods are beginning to propose neighborhood stores close to residential housing that allows people to walk to them instead of driving for simple convenience purchases. This corner would be a good location for such a development at the entrance of a large tract of residential housing.
A neighborhood meeting was conducted by the applicant on Monday, November 30, 2015, at 501 Johnson Lane, which is the location of the new fire station in Lockwood. Two property owners attended the meeting. The meeting notes indicate questions from the attending property owners and that they were answered by the agent and applicant. The minutes of the meeting are included as Attachment B. The Planning Division has not received any comments from surrounding property owners at this time.
Planning staff has reviewed this application and is forwarding a recommendation of approval for the proposed zone change based on the 11 criteria for zone changes. The property is on a parcel of land that is best suited for commercial uses and not residential uses. It is in line with the existing growth in this area and could be a positive addition. The proposed zoning would bring predictable land use with it so the surrounding neighbors will know there are limits to what type of commercial development can be place on the site.
RECOMMENDATION
Approval of Zone Change #670 and adoption of the 11 criteria for this zone change.
RECOMMENDATION
Staff recommends Approval.