b.
County Zoning Commission
- Meeting Date:
- 08/13/2018
- SUBJECT
- County Zone Change 690 - Grand & 50th St West
- THROUGH:
- Nicole Cromwell
- PRESENTED BY:
- Nicole Cromwell
Information
REQUEST
County Zone Change 690 – Grand and 50th St West – A-1 to NC & R-70 – A zone change request from Agriculture Open-Space (A-1) to Neighborhood Commercial (NC) for the northern 300 feet (~6.02 acres) and Residential 7,000 (R-70) for the southern 574 feet (~11.53 acres) of C/S 2990, Parcel 1B, a 17.77 acre parcel of land, generally located on the south side of Grand Avenue between 48th St W and 52nd St W. A pre-application neighborhood meeting was held on June 13, 2018, at the Grace Montessori School at 4809 Grand Avenue. Presented by Nicole Cromwell, Zoning Coordinator.
RECOMMENDATION
Planning staff is recommending approval and adoption of the findings of the 11 review criteria for Zone Change 690.
APPLICATION DATA
| OWNER: Larry, Gerald, Kenneth & Jack Kramer and Carolyn Gerondale | |
| AGENT: Performance Engineering, Scott Aspenlieder, P.E. | |
| LEGAL DESCRIPTION: C/S 2990, Parcel 1B | |
| ADDRESS: None assigned | |
| CURRENT ZONING: A-1 | |
| EXISTING LAND USE: Agricultural field | |
| PROPOSED USE: Neighborhood services and residential dwellings | |
| SIZE OF PARCEL: 17.77 acres |
CONCURRENT APPLICATIONS
None
APPLICABLE ZONING HISTORY
| SUBJECT PROPERTY | Zone Change | DATE | FOR | APPROVED (Y/N) | ADDITIONAL DATA |
| Grand Ave & 50th St West | Original Zoning 1973 | Nov 3, 1973 | NA | ||
| Same | County ZC 688 | Feb 5, 2018 | from A-1 to PD-NC & PD-RMF-R | Withdrawn April 2018 | underlying zoning of NC & RMF-R |
| Same | County ZC 677 | Sept 6, 2016 | from A-1 to PD-CC, PD-NC and PD-RMF-R | Withdrawn Sept 12, 2016 | |
| SURROUNDING PROPERTY | Zone Change | DATE | FOR | APPROVED (Y/N) |
ADDITIONAL DATA |
| Bishop Fox Sub Grand & 54th St W | City ZC 756 | May 9, 2005 | A-1 to CC, Public, R-96 & R-70 | Yes | New FS #7 |
| Grand Peaks Sub 52nd St W & Grand |
City ZC 794 | May 14, 2007 | A-1 to R-96, R-70, R-50 & RMF-R | Yes | New subdivision |
| Cottonwood Grove | City ZC 734 | July 12, 2004 | A-1 to R-70 | Yes | New subdivision |
| MK Subdivision 54th St W & Grand |
City ZC 798 | Mar 12, 2007 | A-1 to NC & CC | Yes | |
| MK Subdivision | City ZC 925 | Nov 14, 2014 | NC to CC | Yes | The Den |
| Mont Vista Sub 54th St W & Rimrock |
City ZC 837 | June 3, 2008 | A-1 to PD | Yes | |
| Mont Vista Sub 54th St W & Rimrock |
City ZC 851 | Nov 24, 2008 July 13, 2009 |
PD to PD-CC, RMF-R, RMF, R-60, R-70, R-70-R & Public | Withdrawn Resubmitted and approved w/o the CC at the corner |
|
| Daybreak Sub 56th St W & Grand |
City ZC 920 | June 9, 2014 | A-1 to R-60 | Yes | New subdivision |
| Trail West Sub 58th St W & Grand |
City ZC 847 | Oct 14, 2008 | A-1 to R-60-R & R-96 | Yes | New subdivision |
| Foxtail Sub 58th St W & Grand |
City ZC 774 | April 10, 2006 | R-96 to R-70 | Yes | New subdivision |
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: A-1 Land Use: Agricultural land |
| SOUTH: | Zoning: A-1 Land Use: Agricultural land |
| EAST: | Zoning: A-1 Land Use: Agricultural land |
| WEST: | Zoning: A-1 Land Use: Agricultural land |
BACKGROUND
This is a zone change application to change from A-1, agricultural zoning, to Neighborhood Commerical (NC) and Residential 7,000 (R-70) for a 17.77 acre parcel of land on the south side of Grand Avenue between 48th Street West and 52nd Street West. The intent is to annex the property to the City at some time in the future to provide necessary services for this new subdivision.
This is the 3rd zone change submitted for this parcel of land. The first zone change was submitted in September 2016 for a Planned Development (PD) zoning with Community Commercial (CC), NC and Residential Multi-family-Restricted (RMF-R) as underlying zoning districts. This application was withdrawn before any public hearings were scheduled. The second zone change application was submitted in January 2018 also for a PD but this time with underlying zoning of NC and RMF-R. The zone change was withdrawn at the Zoning Commission hearing on April 9.
This zone change is for two standard zoning districts of NC and R-70. The R-70 zoning only allows single family or 2-family dwellings. Two family dwellings require a minimum lot area of 9,600 square feet. The NC zoning allows a wide range of neighborhood services, smaller retail establishments, medical and dental offices, professional offices, schools, day care facilities and similar commercial uses oriented to provide service to local residents. The NC zoning district generally does not allow more intense commercial uses such as retail over 10,000 square feet, vehicle sales or services, liquor licenses for on-premise service, or personal storage warehousing. The NC zone does allow for mixing of residential and commercial uses on the same lot or within the same building.
This parcel will have a controlled access to Grand Avenue. Grand Avenue is a principal arterial street with a posted speed limit of 50 miles per hour. Existing traffic on Grand is about 11,000 vehicle trips per day. The latest traffic count number available for 54th St W is in 2013 when about 2,300 vehicle trips were counted. It is likely a much higher trip count now due to the addition of new homes in Mont Vista, the completion of new phases in the Grand Peaks neighborhood and the opening of the new LDS stake house. Ben Steele Middle School also has been added to the neighborhood and draws new traffic from the east along Grand Avenue. In addition, there is the Grace Montessori School at 4809 Grand and the Billings Christian School at 4519 Grand Avenue.
The Planning Division completed a West End Multi Modal Planning Study in 2016. This study identified major intersections in Billings West End that currently need or are predicted to need safety improvements in a 20-year planning horizon. This study identified the intersections of Grand and 48th St West and Grand and 56th St West for traffic signal installation or round-a-bouts. In addition, the study found the Grand Avenue corridor from Shiloh Road to 52nd Street West is in need of reconstruction to a minimum 3-lane arterial street section. Another corridor section of Grand Avenue from Wilderness Dr to 62nd St West is also in need of reconstruction to a 3-lane street section. These were all near term traffic improvement recommendations. If the zoning is approved and the project constructed, participation in these traffic improvement projects will be required. It is likely the City Engineer Division will require a cash contribution to be held in escrow for future construction.
The West Billings Neighborhood Plan (2001) and the 2008 County Growth Policy goals are intended to guide and inform land use decisions in this part of the community. The West Billings Neighborhood Plan envisioned commercial "nodes" at major arterial intersections with higher density housing choices and professional offices along arterial streets between intersections. In 2001, 56th St West and Grand Avenue was intended to be a full 4-way arterial intersection. Due to development further east, the planned commercial node was not fully realized at 56th St West and was shifted east to the intersection of 54th St West and Grand Avenue. The subject property is just beyond the desired maximum distance from this intersection (1,500 feet) but can support a NC zoning district. As noted above, the NC zone allows mixing residential and commercial uses so it meets the intent of the 2001 West Billings Neighborhood Plan.
The 2008 County Growth Policy supports land use decisions consistent with neighborhood character and preferred land use patterns identified in the Growth Policy. The County Growth Policy also supports new developments that are sensitive to and compatible with the character of adjacent development. The NC zoning along the arterial street frontage is predictable given its proximity to the 54th St West intersection and the growing demand for neighborhood services. The subject property is surrounded on 3 sides by property owned in common by the applicant. This urban neighborhood development may experience some conflict with the existing or future agricultural uses on these adjacent parcels. This is not an uncommon condition in the growth areas of Billings West End. It is likely these surrounding parcels will eventually be annexed and developed as new urban neighborhoods. Property to the north across Grand Avenue is also zoned A-1 and is in active agricultural use. The placement of any access road into this new development will need to be done in consultation with the owners to the north. This drive approach location will be determined at the time of subdivision.
The Planning staff is recommending approval based on the proposed findings of the 11 review criteria for this zone change. The proposed zoning is in conformance with the goals of the West Billings Neighborhood Plan and with the 2008 County Growth Policy. Both plans encourage compatible uses and zoning for neighborhood services in proximity to major arterial intersections. The proposed zoning to allow only single family or 2-family dwellings on the southern 11.5 acres of the property is compatible with the nearby urban neighborhoods and zoning districts.
This is the 3rd zone change submitted for this parcel of land. The first zone change was submitted in September 2016 for a Planned Development (PD) zoning with Community Commercial (CC), NC and Residential Multi-family-Restricted (RMF-R) as underlying zoning districts. This application was withdrawn before any public hearings were scheduled. The second zone change application was submitted in January 2018 also for a PD but this time with underlying zoning of NC and RMF-R. The zone change was withdrawn at the Zoning Commission hearing on April 9.
This zone change is for two standard zoning districts of NC and R-70. The R-70 zoning only allows single family or 2-family dwellings. Two family dwellings require a minimum lot area of 9,600 square feet. The NC zoning allows a wide range of neighborhood services, smaller retail establishments, medical and dental offices, professional offices, schools, day care facilities and similar commercial uses oriented to provide service to local residents. The NC zoning district generally does not allow more intense commercial uses such as retail over 10,000 square feet, vehicle sales or services, liquor licenses for on-premise service, or personal storage warehousing. The NC zone does allow for mixing of residential and commercial uses on the same lot or within the same building.
This parcel will have a controlled access to Grand Avenue. Grand Avenue is a principal arterial street with a posted speed limit of 50 miles per hour. Existing traffic on Grand is about 11,000 vehicle trips per day. The latest traffic count number available for 54th St W is in 2013 when about 2,300 vehicle trips were counted. It is likely a much higher trip count now due to the addition of new homes in Mont Vista, the completion of new phases in the Grand Peaks neighborhood and the opening of the new LDS stake house. Ben Steele Middle School also has been added to the neighborhood and draws new traffic from the east along Grand Avenue. In addition, there is the Grace Montessori School at 4809 Grand and the Billings Christian School at 4519 Grand Avenue.
The Planning Division completed a West End Multi Modal Planning Study in 2016. This study identified major intersections in Billings West End that currently need or are predicted to need safety improvements in a 20-year planning horizon. This study identified the intersections of Grand and 48th St West and Grand and 56th St West for traffic signal installation or round-a-bouts. In addition, the study found the Grand Avenue corridor from Shiloh Road to 52nd Street West is in need of reconstruction to a minimum 3-lane arterial street section. Another corridor section of Grand Avenue from Wilderness Dr to 62nd St West is also in need of reconstruction to a 3-lane street section. These were all near term traffic improvement recommendations. If the zoning is approved and the project constructed, participation in these traffic improvement projects will be required. It is likely the City Engineer Division will require a cash contribution to be held in escrow for future construction.
The West Billings Neighborhood Plan (2001) and the 2008 County Growth Policy goals are intended to guide and inform land use decisions in this part of the community. The West Billings Neighborhood Plan envisioned commercial "nodes" at major arterial intersections with higher density housing choices and professional offices along arterial streets between intersections. In 2001, 56th St West and Grand Avenue was intended to be a full 4-way arterial intersection. Due to development further east, the planned commercial node was not fully realized at 56th St West and was shifted east to the intersection of 54th St West and Grand Avenue. The subject property is just beyond the desired maximum distance from this intersection (1,500 feet) but can support a NC zoning district. As noted above, the NC zone allows mixing residential and commercial uses so it meets the intent of the 2001 West Billings Neighborhood Plan.
The 2008 County Growth Policy supports land use decisions consistent with neighborhood character and preferred land use patterns identified in the Growth Policy. The County Growth Policy also supports new developments that are sensitive to and compatible with the character of adjacent development. The NC zoning along the arterial street frontage is predictable given its proximity to the 54th St West intersection and the growing demand for neighborhood services. The subject property is surrounded on 3 sides by property owned in common by the applicant. This urban neighborhood development may experience some conflict with the existing or future agricultural uses on these adjacent parcels. This is not an uncommon condition in the growth areas of Billings West End. It is likely these surrounding parcels will eventually be annexed and developed as new urban neighborhoods. Property to the north across Grand Avenue is also zoned A-1 and is in active agricultural use. The placement of any access road into this new development will need to be done in consultation with the owners to the north. This drive approach location will be determined at the time of subdivision.
The Planning staff is recommending approval based on the proposed findings of the 11 review criteria for this zone change. The proposed zoning is in conformance with the goals of the West Billings Neighborhood Plan and with the 2008 County Growth Policy. Both plans encourage compatible uses and zoning for neighborhood services in proximity to major arterial intersections. The proposed zoning to allow only single family or 2-family dwellings on the southern 11.5 acres of the property is compatible with the nearby urban neighborhoods and zoning districts.
RECOMMENDATION
Planning staff recommends approval and adoption of the findings of the 11 criteria for Zone Change 690.