City Zone Change 972 – S 44^th St West - Western Sky Subdivision – RMF-R, Public & R-70 to RMF-R, RMH & Public – A zone change request from Residential Multi-family-Restricted (RMF-R), Residential 7,000 (R-70) and Public (P) to Residential Multi-family-Restricted (RMF-R), Residential Manufactured Home (RMH) and Public (P) on Lot 2A-1, Block 1 of Western Sky Subdivision (tbka 44 West Subdivision) a 29.97 acre parcel of land generally located west of S 44^th St West and south of King Avenue West. Presented by Nicole Cromwell, Zoning Coordinator

Planning staff recommends approval and adoption of the findings of the 10 criteria for Zone Change 972.

OWNER: CK Land LLC, Cal Kunkel
AGENT: Sanderson Stewart, Byran Alexander and Propriedad, Rob Morehead, prospective buyer
LEGAL DESCRIPTION: Lot 2A-1, Block 1, Western Sky Subdivision, tbka 44 West Subdivision
ADDRESS: South of King Ave West and West of 44th St West
CURRENT ZONING: RMF-R, R-70 and Public
EXISTING LAND USE: Vacant - agricultural land
PROPOSED USE: New mixed use subdivision
SIZE OF PARCEL: 29.97 acres

A preliminary subdivision plat has been submitted.

The property was annexed and zoned in May 2007 from A-1 to R-70, R-50, RMF-R and Public zoning along with other original parcels in the proposed subdivision. The subdivision, King Meadows, was never filed as a final plat. Subsequently, Lot 1 and Lot 2 were sold and are under development by CK Land, LLC. Two additional zone changes for Lots 1 and 2 have been approved to expand the area for multi-family development and to consolidate the Public zoning for a larger active recreation area.

SUBJECT PROPERTY	Zone Change Special Review	DATE	FOR	APPROVED (Y/N)	ADDITIONAL DATA
Lot 2, Western Sky Subdivision	City ZC 802	May 17, 2007	A-1 to R-50 & R-70	Yes	Proposed King Meadows Sub
	City ZC 900	July 23, 2012	R-50 to RMF-R	Yes	Western One Condos
	City ZC 912	July 8, 2013	R-50 & Public to RMF-R & Public	Yes	Re-arrangement of Park land and development area
SURROUNDING PROPERTY	Zone Change Special Review	DATE	FOR	APPROVED (Y/N)	ADDITIONAL DATA
Lots 3 & 4 Western Sky Sub	City ZC 957	Sept 11, 2017	CC, RF-R, R-70 & R-96 to PD	Yes	Planned Neighborhood
Montana Sapphire	City ZC 673	July 9, 2001	A-1 to ELI	Yes	New City Sub
4215, 4020 & 4110 MT Sapphire Drive	City ZC 903	Oct 9, 2012	ELI to HC	Yes	Billings Affinity Apts
4300 MT Sapphire Drive	City ZC 878	Sept 12, 2011	ELI to HC	Yes	Long Beach Apts
Lenhardt Square	City ZC 829	Feb 25, 2008	A-1 to PD	Yes	New development
Lenhardt Square	City ZC 909	June 11, 2013	Increase PD density	Yes
St Vs Healthcare	City ZC 722	May 24, 2004	A-1 to PD	Yes	New Medical Campus and Business Park
St Vs Healthcare	City ZC 870	Jan 24, 2011	Amend PD	Yes
Shiloh Conservation Area	City ZC 923	Oct 14, 2014	A-1 to Public	Yes	Annexation and development of storm water facility

NORTH:	Zoning: RMF-R Land Use: Western One Apartments
SOUTH:	Zoning: R-70 Land Use: Agricultural land
EAST:	Zoning: Public Land Use: Shiloh Conservation Area - Storm Water Treatment Facility
WEST:	Zoning: Planned Development Land Use: Agricultural land and new subdivision for a mixed use neighborhood

This is an application to change the existing zoning on Lot 2A-1 in the Western Sky Subdivision from the current zoning scheme based on an expired subdivision plan (King Meadows). The owners are proposing a mixture of housing choices including cottage court residences and a manufactured home park. The proposal includes outdoor amenities such as trail connections to the Shiloh Conservation Area, an active recreation area for residents and a club house where residents could host neighborhood gatherings. The proposed zoning will re-align the RMF-R zoning to include the north half of Lot 2A-1 and eliminate most of the the Public zoning. The trail corridor along Hogan's Slough will remain in a Public zone. The new development will pay cash in lieu of park land dedication, but will develop the trail along the waterway that will connect to the trail system in the City's Shiloh Conservation Area to the east. The south half of the existing lot is proposed to be zoned Residential Manufactured Home (RMH), to allow a new area for either manufactured homes or single family dwellings similar to the cottage court proposal to the north.

The applicant held a pre-application neighborhood meeting as required by the zoning regulations. The agent, and prospective buyer, Rob Morehead, and 1 surrounding property owner attended the meeting to review the specifics of the proposed zone change and development. According to the submitted pre-application meeting notes, there were questions about the type of manufactured home park and how the community park and clubhouse would be developed and managed. Based on the answers to these questions, the one property owner had no objections to the proposed development or zoning.

The Planning Division has reviewed this application and is recommending approval based on the attached ten (10) criteria as required by BMCC 27-1502  for zone changes. The subject property is located in an area of growth in the West End of Billings. This area west of Shiloh Road includes a large number of multi-family dwelling units (1,000+) with some area devoted to retail businesses and services. The development of dwellings for ownership in this area will fill a housing choice not currently available except at the top of the market in West Billings. The proposed zoning supports the 2016 Growth Policy goal of locating compatible uses in proximity to similar uses, providing for interconnected sidewalks and trails, abundant landscaping along streets and corridors, provision of amenities and facilities in the parks and open space areas, and a mixture of housing types and choices.

The proposal also has the ability to provide everyday services to the future residents by insuring connections between this development and adjacent areas to the north, east and west. Any effects of the proposed development on traffic, non-motorized travel, public safety, irrigation ditches, and agricultural uses will be mitigated through the subdivision process. There are compatible uses adjacent to this parcel including Hoop Dreams Apartments to the north and a proposed similar manufactured home park to the west. The overall proposed residential dwelling density is about 10 dwelling units per gross acre of land using the proposed configuration for 1 and 2 family dwellings in the RMF-R zone and 1 family dwellings in the RMH zone. In contrast, the Hoop Dreams and Western One apartments to the north are developed at a density of 21 units per acre.

Planning staff recommends approval and adoption of the findings of the 10 criteria (BMCC 27-1502) for Zone Change 972.