Zone Change 701 - 2404 & 2410 Old Hardin Road - The applicant is requesting zone change from from Residential-15,000 (R-150) to Residential Multi-Family Restricted (RMF-R) on Lots 17 & 18 of Meadowbrook Subdivision, a 1.32-acre parcel of land. A pre-application neighborhood meeting was held on March 30, 2020 at, 6:00 p.m., at 2404 Old Hardin Road. Presented by Karen Husman, Planner I.

Planning staff is recommending approval of Zone Change 701 and adoption of the 11 criteria detailed in the summary section of this memo.

OWNER:   Chris Vlahos
AGENT: Marshall Phil, Blueline Engineering
LEGAL DESCRIPTION: Lots 17 & 18, Meadowbrook Sub
ADDRESS: 2404 & 2410 Old Hardin Road
SIZE OF PARCEL: 1.32 Acres
EXISTING LAND USE: Residential - Single family
PROPOSED LAND USE: Residential Multi Family
EXISTING ZONING: R-150
PROPOSED ZONING: RMF-R

None.

 

SUBJECT PROPERTY	Zone Change	DATE	FOR	APPROVED (Y/N)	ADDITIONAL DATA
None
SURROUNDING PROPERTY	Zone Change	DATE	FOR	APPROVED (Y/N)	ADDITIONAL DATA
3207 thru 3317 Driftwood Lane	ZC 149	10/25/1977	R-150 to R-60	Yes	4-plexes
1204 thru 1216 Quinella Dr	ZC 243	7/3/1979	R-96 to R-60	Yes	4-plexes
425 Johnson Lane	ZC 638	9/28/2012	R-96 to R-50	Yes	Townhomes

 
 

NORTH: Zoning: CC
Land Use: Commercial
SOUTH: Zoning:       R-150
Land Use: Residential
EAST: Zoning: R-150
Land Use: Residential
WEST: Zoning: Public
Land Use: Public Park

The subject property is located at 2404 & 2410 Old Hardin Road on Lots 17 & 18 of Meadowbrook Subdivision.  The applicant is proposing the change to allow three triplex residential structures.  The 2016 Lockwood Growth Policy recognizes this area with a density of seven to ten dwelling units per acre if used for residential purposes. The proposed project for the property would be slightly less than seven units per acre (6.8 units/acre).

The County adopted the Lockwood Community Plan in August 2006. According to the potential land development map, the intersection of Woodland Road and Old Hardin Road is predicted to develop as commercial. The current trend in the area, however, indicate the residential development is more appropriate for this location. The adjacent residential homes to the south and east may be mildly impacted by the proposed multi-family development on the property, but site development requirements for buffering and screening should diminish any impact to these properties.

In 1977, 1979 and then in 2012, the County adopted zone changes in Lockwood to accommodate multi-family or townhome developments. The zone changes in 1977 and 1979 also had street frontage on Old Hardin Road.  The 2012 zone change was for property on Johnson Lane where a townhome development was planned but never constructed.

Proposed County Zoning Commission Determinations
Prior to making a decision, the Zoning Commission and Board of County Commissioners shall consider the following:
 
1.      Is the new zoning designed in accordance with the Lockwood Growth Policy?
The proposed zoning does comply with the following goals of the 2016 Lockwood Growth Policy and Lockwood Community Plan:

• Predictable land use decision that are consistent with neighborhood character and preferred land use patterns identified in the growth policy. (Page 34 LGP)

The proposed zoning would allow a greater variety of dwellings on this property including 2-family dwellings and multi-family dwellings. The current zoning of R-150 only allows single family dwellings. The proposed zoning is compatible with the surrounding land uses and neighborhoods.

• Goal – Provide ongoing assessment of land use and zoning to help guide future development and identify places for recreation opportunities and other community-wide uses. (Lockwood Community Plan)

The diversity of land uses in Lockwood is part of what has built its identity as an independent community in the County. Approval of this zone change will likely result in a complete re-development of the property for a variety of housing options including two-family and multi-family dwellings either for rent or for sale.

2.            Is the new zoning designed to secure from fire and other danger?
The subject property is currently served by the Lockwood Fire Department with mutual aid from the Billings Fire Department. The property will have access from Woodland Road.  There should be adequate ingress and egress to the property for emergency vehicles.  The property is served by the Lockwood Water District that has fire hydrants throughout the Lockwood community.  

3.          Will the new zoning facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements?
Transportation: The property is located on a high traffic corridor, adjacent to Old Hardin Road. The applicant is proposing access from Woodland Road. Any vehicular access drive approach must be approved by the Yellowstone County Public Works Department.
 
Water and Sewerage:   The property will be served by public water and sewer systems through permission of Lockwood Water and Sewer District.
 
Schools and Parks: The proposed zoning may have a minor impact on the student population. The proposed residential development would potentially provide nine dwelling units. The proposed zoning should not significantly impact parks.
 
Fire and Police: The subject property is serviced by the Lockwood fire Department and the Yellowstone County Sheriff’s Department. 

4.            Will the new zoning promote health and general welfare?
The new zoning will allow development of property that is adjacent to existing residential uses to the south and east, and public park to the west. There is commercial development to the north across Old Hardin Road. The proposed zoning would provide residential housing and the intent is to promote health and general welfare.
 
5.          Will the new zoning provide adequate light and air?
The proposed zoning would require minimum setbacks, maximum building heights and maximum lot coverage.  These requirements should allow adequate light and air to reach the subject property and adjacent properties.
 
6.          Will the new zoning effect motorized and non-motorized transportation?
The proposed zoning itself will not generate more traffic on any of the adjacent streets. Pedestrian traffic in the area is limited due to the lack of sidewalks and trails. The additional traffic generated if the property is developed may affect transportation on the adjacent streets. A Zoning Compliance Permit will need to be approved for the proposed development. The development will also need approval by all County and local departments including any related to transportation if required.
 
7.           Will the new zoning be compatible with urban growth in the vicinity?
The proposed zoning is compatible with the adjacent residential developments. 

8.           Does the new zoning consider the character of the district and the suitability of the property for particular uses?
The subject property is in an area that is a mix of commercial and residential uses. The property is suitable for residential uses and the site development will be in character with the adjacent uses.  
 
9.            Will the new zoning conserve the value of buildings?
The new zoning will allow the development of new residential uses adjacent to residentially zoned property. The proposed development will conserve the value of existing structures and adjacent properties through compatible land uses.   
 
10.           Will the new zoning encourage the most appropriate use of land in Yellowstone County?
The property is suitable for uses allowed in the RMF-R zoning district. The new zoning will encourage residential development, the most appropriate use of the land.
 
11.           Will the new zoning be as compatible as possible with adjacent zoning in the City of Billings?
The proposed zoning is not close to the City of Billings but is compatible with the typical urban development near arterial intersections and this area of the Yellowstone County.

Planning staff recommends approval of Zone Change 701 and adoption of the 11 criteria detailed in the summary section of this memo.