City Zone Change 968 – 1041, 1043, 1043 ½ , 1045, 1045 ½ , 1047 N 24th Street and 2316, 2316 ½ and 2320 11th Ave N – R-70 to RMF-R – A zone change request from Residential 7,000 (R-70) to Residential Multi-family-Restricted (RMF-R) on the North 100 feet of Lot 2, Block 8, Sunnyside Subdivision 2nd Filing, a 14,000 square foot parcel of land generally located on the southeast corner of the intersection of N 24th Street and 11th Avenue North. Tax IDs: A16401 & A1640. Presented by Karen Husman, Planner I.

Planning staff is recommending approval for Zone Change 968 based on the findings of the 10 review criteria as required by Billings, Montana City Code (BMCC) Sec. 27-1502(d).

OWNER: Red Gate #2, Britt A. Romain
 LEGAL DESCRIPTION: The north 100 feet of Lot 2, Block 8, Sunnyside Sub., 2nd Filing
 ADDRESS: 1041 24th St. N - 2320 11th Ave N
 CURRENT ZONING: Residential - 7000
 EXISTING LAND USE: Residential Multi-Family
 PROPOSED USE: Residential Multi-Family
 SIZE OF PARCEL: 14,000 sf

None. The applicant intends to apply for a lot area variance if the zone change is approved. If approved, the lot area variance would insure the same number of dwelling units that exist now could be re-built on these lots.





 

Subject Property: None

Surrounding Property:

• Zone Change #396 from -7200 to RMF, on Lot 3, Block 14, of Sunnyside Sub.
• Zone Change #402 from R-7200 to R-6000, on Lot 3, Block 14, 3rd filing.
• Zone Change #830 from R-7000 to R-6000 on lot the north fraction 100’x150’ in Block 305, Billings, 1st Addition.

NORTH:
Zoning: R-7000
Land Use: Residential & Residential Multi-Family
SOUTH:
Zoning: R-7000
Land Use: Residential & Residential Multi-Family
EAST:
Zoning: RMF-R
Land Use: Residential & Multi-Family
WEST:
Zoning: R-7000
Land Use: Residential & Residential Multi-Family

This is an application to change Residential 7,000 (R-70) to Residential Multi-Family-Restricted (RMF-R) on the North 100 feet of Lot 2, Block 8, Sunnyside Subdivision 2nd Filing, a 14,000 square foot parcel of land generally located on the southeast corner of the intersection of N 24th Street and 11th Avenue North. 

The requested zoning of RMF-R will allow the existing multifamily dwellings to remain on the property.  Currently, there are two duplex dwellings, one single family dwelling and one fourplex on the property, for a total of nine dwelling units.  The zone change to RMF-R would allow multifamily dwellings on the property, whereas, R-70 only allows duplex dwellings, and single family dwellings.  

Planning staff has reviewed the application and is recommending approval based on the findings of the 10 review criteria. The proposed zoning and use of the property is compatible with the adjacent and surrounding land uses. The 2016 Growth Policy supports the proposed zoning and use in this area of mixed uses and zoning. The proposed zoning also supports the Strong Neighborhoods and Home Base Guidelines: "Create and enhance strong neighborhoods that are clean and safe with streets and public places that provide convenient access for our most vulnerable citizens – our children and grandparents. Enable a home environment for all residents that is healthy, safe and affordable, and offers a choice of housing options."  The proposed zoning allows the existing multi-family use of the property to continue.  The applicant intends to submit a lot area variance is the zone change is approved. A lot area variance is needed to ensure the same number of dwellings units can be re-built if necessary in the future.

Planning staff has reviewed the application and the 10 review criteria as required by BMCC Sec. 27-1502(d) for this zone change and is recommending approval based on the proposed findings. The proposed zoning meets many of the 2016 Billings Growth Policy guidelines. The property's non-conforming status is an economic burden to the current owner and any future owner who would like to preserve, maintain, and continue the existing use.