C.1.
City Zoning Commission - ReCode
- Meeting Date:
- 07/23/2020
- SUBJECT
- Public Hearing - Public Review Draft Commercial, Mixed Use, Industrial and Public Districts
- THROUGH:
- Nicole Cromwell
- PRESENTED BY:
- Nicole Cromwell
Information
REQUEST
Text Amendment – Project ReCode – Proposed Draft Sections 27-400, 27-500, 27-600 & 27-1000: New Commercial, Mixed Use, Industrial and Public Zone Districts – Site Standards and General Uses. This is the third in a series of Public Hearings on the Public Review Draft of the City Zoning Regulations in Section 27 of the Billings Montana City Code (BMCC). This second hearing will focus on new Commercial and Mixed Use districts, (Section 27-400) Industrial zones (Section 500), Public zone districts (Section 27-600) and Uses for those Districts (Section 27-1000).
RECOMMENDATION
Planning staff recommends the Zoning Commission conduct the public hearing and receive public comment on the Public Review Draft of the new zoning code.
APPLICATION DATA
| Not applicable | |
CONCURRENT APPLICATIONS
Not applicable
APPLICABLE ZONING HISTORY
The current zoning regulations for the City were adopted on May 3, 1972 and unified with the County zoning regulations in December 1997. Since 1972, the City has amended the text of the regulations and added several zoning districts. The city has amended the 1972 zoning code 166 times in the past 48 years since its adoption. Of those 166 amendments, six were major changes. The first occurred in 1977 when the code was updated in its entirety and re-adopted. The second major amendment added the new zoning district for the Medical Corridor in 1986. The next major amendment occurred in 1989 when the entire sign code was replaced with a new code. The combining of the City and County zoning codes took 3 years of editing and drafting and was finally adopted in 1997. In 2004 and 2005, the city adopted the Shiloh Corridor Overlay District to apply higher site design, landscaping and sign standards within this corridor. The sixth major change to the code happened in 2012 with the adoption of the new section for the East Billings Urban Renewal District (EBURD).
In 2017, to prepare for the Zoning code updates, the City and County agreed to officially separate the zoning codes.
In 2017, to prepare for the Zoning code updates, the City and County agreed to officially separate the zoning codes.
SURROUNDING LAND USE & ZONING
| NORTH: | Zoning: Land Use: |
| SOUTH: | Zoning: Land Use: |
| EAST: | Zoning: Land Use: |
| WEST: | Zoning: Land Use: |
BACKGROUND
In 2016, the City Council adopted a new Growth Policy that updated a 2008 policy and presented several new community goals. These goals were stated in a set of "guidelines" under the seven major themes of the policy update:
The Growth Policy statement adopted by the City Council is:
The Planning Division requested and was awarded VISTA members to assist with the code analysis in particular as it related to creating new attainable housing choices in Billings. The VISTA members created a Billings Pattern Guide - an on line publication and guide to the core neighborhoods of Billings. The VISTA members analyzed Home Mortgage Data to find out if there were neighborhoods in Billings where home loans might be skewed or denied due to race or ethnicity. Some Billings neighborhoods had much lower mortgage origination rates than others but there was no clear distinction based on the applicants race or ethnicity. The VISTA members completed special research to analyze the existing housing choices in Billings and identify gaps in market demand and housing supply. Their findings indicated a mis-match between the household size (1 & 2 person households >60% of Billings) and the housing choices available (3+ bedroom housing >60% of housing stock). We have a deficit of one and two-bedroom housing stock. A detailed research project was completed about the re-emerging housing choice of an Accessory Dwelling Unit (ADU) in the country. ADUs became very popular throughout the US in the post-WWII building boom and over 900 of these units still exist in Billings although the 1972 zoning code made most of them non-conforming to code. All of this information and public education helped inform the work of the Urban Issues Working Group while they considered new neighborhood zone districts.
This third in a series of public hearings on the Public Review Draft of the new city zoning regulations will focus on the new Commercial & Mixed Uses districts (27-400), Industrial districts (27-500), Public zone districts (27-600) and the Use Table and Use Standards for those districts (27-1000). The current code for commercial, industrial and public zone districts has a Use Table at 27-306, site requirements at 27-309, and many use standards scattered throughout the existing code including 27-600 (Supplemental Provisions), 27-800 (S 27th St Corridor), 27-900 (Medical Corridor), 27-1000 (Entryway/Interchange) and 27-1400 (Shiloh Overlay Districts). The S 27th St Corridor, Medical Corridor, Entryway and Shiloh Corridor Overlay districts will not continue as distinct zone districts.
Commercial and Mixed Use Districts - Section 27-400
The current zone district where commercial and some mixed uses are allowed include the following 15 districts:
The proposed district line up for Commercial and Mixed Uses zones is:
The EBURD zone districts will be located in a separate section - 27-900 - because this code section is different and specific for this area east of downtown. The district standards are intact but the use table and charts were consolidated in Section 27-1000 for clarity and consistency of the new code.
As stated above, the CBD zone is essentially the same in the new code. The Urban Issues Working Group recommended prohibiting drive through restaurants, allowing pet grooming and boarding with restriction (no outdoor exercise yards), and prohibiting certain, or requiring special review approval for some uses, including surface parking lots, auto repair and auto sales. In addition, the working group is recommending all new parking garages have at least some commercial activity at the street level entrances.
The new Downtown Support district (DX) is intended "primarily for uses surrounding the (CBD) district and would accommodate highly walkable, higher intensity office and residential uses in support of the CBD." This district is replacing most of the South 27th St Corridor District, and the Community Commercial zoned property along N 27th St, 6th Avenue N and west of downtown to Division Street. This zone district will allow many of the same uses as the CBD but less restriction on vehicle related businesses and drive through services. The DX zone district will have similar site requirements as other mixed use zones such as a "build-to" area at the street front instead of a minimum setback, it will allow more lot coverage than other mixed use zones and taller buildings - up to 5 stories in height. There are minimum story heights but no maximum numerical building height. For example, the CC zone has a maximum building height of 45 feet. With today's building code requirements, this could be a 3-story building or a 4-story building with a flat roof. This is not as predictable as a number of building stories. In comparison, the CBD zone has no building height or lot coverage maximum.
The proposed Corridor Mixed Use zone districts (CMU1 and CMU2) are derived from breaking up the existing CC zone district into three districts. The new districts better conform to three general use groups - neighborhood and everyday services, larger format retail and service providers, and business services such as contractors, lumber yards and warehouses. The CMU1 and CMU2 districts are applied to the existing commercial zone districts based on the size of the property, its proximity to residential neighborhoods and the existing or intended uses. The Rimrock Mall property is zoned CC and is proposed to be zoned CMU2 because it is a large parcel, separated from residential neighborhoods and is along a transportation corridor. The type and size of the uses on the property fit with the intended uses in the CMU2 zone district. On the opposite side of 24th St West is the Rimrock Mini-mall and this property is slated to be zoned CMU1 because it is across an alley from a residential neighborhood and the uses allowed in this zone should be less intense than the uses allowed in the CMU2 zone.
Section 27-402.C - The CMU1 district is intended to accommodate commercial and other uses along transportation corridors to promote development that is comfortably accessible via all modes of transportation, including motor vehicles, bicycles, and walking. Commercial uses in the CMU1 district may be somewhat larger in scale and more flexible than the neighborhood mixed-use district, including more auto-oriented uses such as gas stations. While ground stories along streets are intended for commercial uses, the upper stories could accommodate residential and/or office uses.
The proposed Heavy Commercial (CX) zone district is intended to apply to many of the existing HC zone districts as well as the CC zones that have more intense uses such as contractor yards, lumber yards, cabinet makers, printers, warehousing and industrial business services. This zone will not allow residential uses. The HC and CC zone districts allow residential uses. The mix of proposed intense commercial uses is not conducive to residential use. Campgrounds and RV parks will be allowed and these uses are allowed in the current HC and CC zone districts.
Section 27-402.G - The CX district is intended for heavy commercial, wholesale, warehouse-distribution facilities, and contractor commercial uses. This district allows outdoor storage and accommodates truck traffic. This district is intended to be located along corridors where proximity to residential and walkable mixed-use development is limited. Basic setback and height parameters apply.
Industrial Zone Districts - Section 27-600
The Industrial zone districts will also mirror the current CI and HI zones as Light Industrial (I1) and Heavy Industrial (I2). Almost all of the CI district parcels will be mapped as I1 and all of the HI districts parcels will be mapped as I2. The districts did not require much updating except to take out most of the retail uses and residential uses currently allowed. Restaurants and food service will be allowed in the I1 zone but not in the I2 zone.
Section 27-601.A - The light industrial zone is intended to accommodate a variety of business, warehouse, and light industrial uses related to wholesale plus other business and light industries. Low intensity light industrial development can be compatible with adjacent commercial zones. I1 zoning should provide locations directly accessible to arterial and other transportation systems that can conveniently serve the business and industrial centers of the city and county.
Section 27-601.B - This district (I2) accommodates larger or more intensive manufacturing and distribution facilities and related support services. Heavy industrial sites will have ready access to necessary utilities and at least two or more major transportation routes. Characteristics of the uses in this district may include outdoor storage areas, truck traffic, production of goods from raw materials, and multiple worker shifts. Some may involve large structures on large parcels.
Public Zone Districts - Section 27-500
The Public zone district have been created to reflect the three basic land uses that provide community-wide service. The P1 zone districts is intended for parks, open space and activity outdoor recreation sites such as golf courses. The P2 zone district is intend for small civic or institutional uses throughout the community including schools, government offices (outside of the CBD), and churches. The proposed P3 - Campus is for large civic or institutional campuses focused on either medical services, education services or civic services. The Medical Corridor zone district will be updated to a P3- Medical Campus zone district. The three main college campuses will be updated to the P3-Education Campus zone and Metra Park will be updated to the P3-Civic Campus zone. The creation of three main Public zone districts creates more predictable land uses for neighbors and surrounding uses. It is not good planning practice to have one zone for your public parks that also applies to your jail and landfill. It is too much uncertainty. Schools and churches will still be allowed a special review uses in other zone districts, but an alternative to a special review would be to re-zone the property to P2. The Urban Issues Working Group worked with the medical facilities to ensure we captured the essential regulations to continue the integrity of the Medical Corridor.
Section 27-501.A - The P1 district is intended to protect and preserve open spaces that are held in either public or private ownership. P1 districts may include parks, open spaces, trails, wetlands, floodplains, environmentally sensitive areas, and unique habitats and landscapes. To preserve access to clean air, pure water, natural recreation areas, and scenic natural beauty, the subdivision and development of land is restricted in P1 districts.
Section 27-501.B - The P2 district is intended to be used for small-scale civic and community service structures and uses, such as religious assembly, public safety facilities, and schools, within either a neighborhood or commercial setting. A maximum of two principal buildings are permitted in a P2 district.
Section 27-501.C. The P3 district is intended to be used for multi-structure and use institutions that are developed in a campus-like environment. P3 zoning is available for medical campuses, educational campuses, and civic campuses with three or more principal buildings.
1. Essential Investments (relating public and private expenditures to public values)
2. Place Making (enhance, maintain, preserve, and improve existing public places)
3. Community Fabric (attractive, aesthetically pleasing, uniquely Billings)
4. Strong Neighborhoods (livable, safe, sociable and resilient neighborhoods)
5. Home Base (healthy, safe and diverse housing options)
6. Mobility and Access (transportation choices in places where goods and service are accessible to all)
7. Prosperity (promoting equal opportunity and economic advancement)
2. Place Making (enhance, maintain, preserve, and improve existing public places)
3. Community Fabric (attractive, aesthetically pleasing, uniquely Billings)
4. Strong Neighborhoods (livable, safe, sociable and resilient neighborhoods)
5. Home Base (healthy, safe and diverse housing options)
6. Mobility and Access (transportation choices in places where goods and service are accessible to all)
7. Prosperity (promoting equal opportunity and economic advancement)
The Growth Policy statement adopted by the City Council is:
"In the next 20 years, Billings will manage its growth by encouraging development within and adjacent to the existing City limits, but preference will be given to areas where City infrastructure exists or can be extended within a fiscally constrained budget and with consideration given to increased tax revenue from development. The City will prosper with strong neighborhoods with their own unique character that are clean, safe, and provide a choice of housing and transportation options."
The City/County Planning Board realized the existing zoning regulations, intended to implement the Billings and Yellowstone County adopted Growth Policies, were no longer effective tools for advancing these goals. The existing code was primarily based on a set of of growth goals adopted before 1970 with some new code sections added to try and achieve smaller area goals. The Planning Board initiated this major code update in June 2017 and appointed an ad hoc Steering Committee to help guide the process of the code update. The City Council and Board of County Commissioners were in complete agreement with the need for a major code update.
The Steering Committee set to work and met monthly from August 2017 until December 2017. In December 2017, the Steering Committee finalized a set of Guiding Principles for the code update and appointed four Working Groups to handle the intensive, hands-on work of updating the code. Those groups included some Steering Committee members as well as interested residents. The four groups consisted of the County Issues Working Group, the Urban Issues Working Group, Sign Code Working Group and Landscaping Code Working Group. The groups met monthly from January 2018 until January of 2020 to review, draft, and accept public comment on the draft code sections. The City and County also agreed to fund the services of a consultant team to help the Steering Committee and Working Groups evaluate the code deficiencies, analyze the character of Billings and County neighborhoods, and help draft a new set of regulations. The consultant team was hired in April 2018 and consists of Elizabeth Garvin, of Community ReCode (CO), Leslie Olberholtzer of Codametrics (IL) and Randy Hafer of High Plains Architects (MT). This team met with each Working Group through the project development and helped the local residents create a code that is uniquely crafted for our local community goals. Best practices were brought to the table from around the Rocky Mountain region as well as similar communities throughout the country. A Code Assessment was presented to the community in October 2018 that helped the Steering Committee and Working Groups create a path forward to building the new code.
The Planning Division requested and was awarded VISTA members to assist with the code analysis in particular as it related to creating new attainable housing choices in Billings. The VISTA members created a Billings Pattern Guide - an on line publication and guide to the core neighborhoods of Billings. The VISTA members analyzed Home Mortgage Data to find out if there were neighborhoods in Billings where home loans might be skewed or denied due to race or ethnicity. Some Billings neighborhoods had much lower mortgage origination rates than others but there was no clear distinction based on the applicants race or ethnicity. The VISTA members completed special research to analyze the existing housing choices in Billings and identify gaps in market demand and housing supply. Their findings indicated a mis-match between the household size (1 & 2 person households >60% of Billings) and the housing choices available (3+ bedroom housing >60% of housing stock). We have a deficit of one and two-bedroom housing stock. A detailed research project was completed about the re-emerging housing choice of an Accessory Dwelling Unit (ADU) in the country. ADUs became very popular throughout the US in the post-WWII building boom and over 900 of these units still exist in Billings although the 1972 zoning code made most of them non-conforming to code. All of this information and public education helped inform the work of the Urban Issues Working Group while they considered new neighborhood zone districts.
This third in a series of public hearings on the Public Review Draft of the new city zoning regulations will focus on the new Commercial & Mixed Uses districts (27-400), Industrial districts (27-500), Public zone districts (27-600) and the Use Table and Use Standards for those districts (27-1000). The current code for commercial, industrial and public zone districts has a Use Table at 27-306, site requirements at 27-309, and many use standards scattered throughout the existing code including 27-600 (Supplemental Provisions), 27-800 (S 27th St Corridor), 27-900 (Medical Corridor), 27-1000 (Entryway/Interchange) and 27-1400 (Shiloh Overlay Districts). The S 27th St Corridor, Medical Corridor, Entryway and Shiloh Corridor Overlay districts will not continue as distinct zone districts.
Commercial and Mixed Use Districts - Section 27-400
The current zone district where commercial and some mixed uses are allowed include the following 15 districts:
- RP - Residential Professional
- NC - Neighborhood Commercial
- CC - Community Commercial
- HC - Highway Commercial
- CBD - Central Business District
- CI - Controlled Industrial
- HI - Heavy Industrial
- ELC - Entryway Light Commercial
- EGC - Entryway General Commercial
- EMU - Entryway Mixed Use
- ELI - Entryway Light Industrial
- South 27th Street Corridor Zoning District
- Medical Corridor Permit Zoning District
- Shiloh Corridor Overlay District
- EBURD - East Billings Urban Renewal District
The proposed district line up for Commercial and Mixed Uses zones is:
| TABLE 27-400-1.Commercial & Mixed-Use districts |
|---|
| Symbol | Neighborhood District Name |
| CBD | Central Business District |
| DX | Downtown Support |
| CMU1 | Corridor Mixed-Use 1 |
| CMU2 | Corridor Mixed-Use 2 |
| NMU | Neighborhood Mixed-Use |
| NO | Neighborhood Office-Residential |
| CX | Heavy Commercial |
The EBURD zone districts will be located in a separate section - 27-900 - because this code section is different and specific for this area east of downtown. The district standards are intact but the use table and charts were consolidated in Section 27-1000 for clarity and consistency of the new code.
As stated above, the CBD zone is essentially the same in the new code. The Urban Issues Working Group recommended prohibiting drive through restaurants, allowing pet grooming and boarding with restriction (no outdoor exercise yards), and prohibiting certain, or requiring special review approval for some uses, including surface parking lots, auto repair and auto sales. In addition, the working group is recommending all new parking garages have at least some commercial activity at the street level entrances.
The new Downtown Support district (DX) is intended "primarily for uses surrounding the (CBD) district and would accommodate highly walkable, higher intensity office and residential uses in support of the CBD." This district is replacing most of the South 27th St Corridor District, and the Community Commercial zoned property along N 27th St, 6th Avenue N and west of downtown to Division Street. This zone district will allow many of the same uses as the CBD but less restriction on vehicle related businesses and drive through services. The DX zone district will have similar site requirements as other mixed use zones such as a "build-to" area at the street front instead of a minimum setback, it will allow more lot coverage than other mixed use zones and taller buildings - up to 5 stories in height. There are minimum story heights but no maximum numerical building height. For example, the CC zone has a maximum building height of 45 feet. With today's building code requirements, this could be a 3-story building or a 4-story building with a flat roof. This is not as predictable as a number of building stories. In comparison, the CBD zone has no building height or lot coverage maximum.
The proposed Corridor Mixed Use zone districts (CMU1 and CMU2) are derived from breaking up the existing CC zone district into three districts. The new districts better conform to three general use groups - neighborhood and everyday services, larger format retail and service providers, and business services such as contractors, lumber yards and warehouses. The CMU1 and CMU2 districts are applied to the existing commercial zone districts based on the size of the property, its proximity to residential neighborhoods and the existing or intended uses. The Rimrock Mall property is zoned CC and is proposed to be zoned CMU2 because it is a large parcel, separated from residential neighborhoods and is along a transportation corridor. The type and size of the uses on the property fit with the intended uses in the CMU2 zone district. On the opposite side of 24th St West is the Rimrock Mini-mall and this property is slated to be zoned CMU1 because it is across an alley from a residential neighborhood and the uses allowed in this zone should be less intense than the uses allowed in the CMU2 zone.
Section 27-402.C - The CMU1 district is intended to accommodate commercial and other uses along transportation corridors to promote development that is comfortably accessible via all modes of transportation, including motor vehicles, bicycles, and walking. Commercial uses in the CMU1 district may be somewhat larger in scale and more flexible than the neighborhood mixed-use district, including more auto-oriented uses such as gas stations. While ground stories along streets are intended for commercial uses, the upper stories could accommodate residential and/or office uses.
Section 27-402.D - The CMU2 district is similar in intent to CMU1, supporting commercial and other uses along transportation corridors to promote development that is comfortably accessible via all modes of transportation, including motor vehicles, bicycles, and walking. CMU2 differs from CMU1 as it is meant to accommodate larger scale commercial, warehouse-style buildings, and other uses in multiple buildings on larger, deeper parcels along corridors. While ground stories along streets are intended for commercial uses, the upper stories could accommodate residential and/or office uses.
The proposed Neighborhood Mixed-Use (NMU) and Neighborhood Office (NO) are mirror districts of the Neighborhood Commercial (NC) and Residential Professional (RP). The uses have been refined to take some of the more intense uses out of the districts and reduce the types of uses allowed by special review approval. Churches and other civic assembly uses are now allowed uses in the RP zone district although they may have a significant impact on the area around an RP zone. In the new NO district, these uses will require special review approval. General retail will still not be an allowed use in the NO zone. The NMU zone is intended to be a scaled-back NC zone intended to allow neighborhood services to be back in residential neighborhoods without the unpredictability of the current allowed uses in the NC zone. A carwash will not be a use allowed by special review in the NMU zone. Churches and civic assembly uses would be allowed in the NMU districts along with health care services except for surgery centers. Bed and breakfast inns would be allowed but a hotel or motel would require special review. All drive through services would require special review approval.
Section 27-402.E - The NMU district is intended to accommodate a mix of uses, primarily located along neighborhood corridors that are highly walkable and accessible to pedestrians. Includes ground story uses focused on daily needs primarily for adjacent neighborhood residents, such as corner stores, personal services, and small restaurants. Upper stories accommodate residential and/or office uses.
Section 27-402.F - The NO district is intended to accommodate office and office/residential uses on neighborhood corridors and internal neighborhood locations where other commercial uses are inappropriate. This district is meant to be highly walkable and accessible to pedestrians and to fit well with the context of adjacent neighborhood residential buildings, when located on corners or block ends.
Section 27-402.F - The NO district is intended to accommodate office and office/residential uses on neighborhood corridors and internal neighborhood locations where other commercial uses are inappropriate. This district is meant to be highly walkable and accessible to pedestrians and to fit well with the context of adjacent neighborhood residential buildings, when located on corners or block ends.
The proposed Heavy Commercial (CX) zone district is intended to apply to many of the existing HC zone districts as well as the CC zones that have more intense uses such as contractor yards, lumber yards, cabinet makers, printers, warehousing and industrial business services. This zone will not allow residential uses. The HC and CC zone districts allow residential uses. The mix of proposed intense commercial uses is not conducive to residential use. Campgrounds and RV parks will be allowed and these uses are allowed in the current HC and CC zone districts.
Section 27-402.G - The CX district is intended for heavy commercial, wholesale, warehouse-distribution facilities, and contractor commercial uses. This district allows outdoor storage and accommodates truck traffic. This district is intended to be located along corridors where proximity to residential and walkable mixed-use development is limited. Basic setback and height parameters apply.
Industrial Zone Districts - Section 27-600
The Industrial zone districts will also mirror the current CI and HI zones as Light Industrial (I1) and Heavy Industrial (I2). Almost all of the CI district parcels will be mapped as I1 and all of the HI districts parcels will be mapped as I2. The districts did not require much updating except to take out most of the retail uses and residential uses currently allowed. Restaurants and food service will be allowed in the I1 zone but not in the I2 zone.
Section 27-601.A - The light industrial zone is intended to accommodate a variety of business, warehouse, and light industrial uses related to wholesale plus other business and light industries. Low intensity light industrial development can be compatible with adjacent commercial zones. I1 zoning should provide locations directly accessible to arterial and other transportation systems that can conveniently serve the business and industrial centers of the city and county.
Section 27-601.B - This district (I2) accommodates larger or more intensive manufacturing and distribution facilities and related support services. Heavy industrial sites will have ready access to necessary utilities and at least two or more major transportation routes. Characteristics of the uses in this district may include outdoor storage areas, truck traffic, production of goods from raw materials, and multiple worker shifts. Some may involve large structures on large parcels.
Public Zone Districts - Section 27-500
The Public zone district have been created to reflect the three basic land uses that provide community-wide service. The P1 zone districts is intended for parks, open space and activity outdoor recreation sites such as golf courses. The P2 zone district is intend for small civic or institutional uses throughout the community including schools, government offices (outside of the CBD), and churches. The proposed P3 - Campus is for large civic or institutional campuses focused on either medical services, education services or civic services. The Medical Corridor zone district will be updated to a P3- Medical Campus zone district. The three main college campuses will be updated to the P3-Education Campus zone and Metra Park will be updated to the P3-Civic Campus zone. The creation of three main Public zone districts creates more predictable land uses for neighbors and surrounding uses. It is not good planning practice to have one zone for your public parks that also applies to your jail and landfill. It is too much uncertainty. Schools and churches will still be allowed a special review uses in other zone districts, but an alternative to a special review would be to re-zone the property to P2. The Urban Issues Working Group worked with the medical facilities to ensure we captured the essential regulations to continue the integrity of the Medical Corridor.
Section 27-501.A - The P1 district is intended to protect and preserve open spaces that are held in either public or private ownership. P1 districts may include parks, open spaces, trails, wetlands, floodplains, environmentally sensitive areas, and unique habitats and landscapes. To preserve access to clean air, pure water, natural recreation areas, and scenic natural beauty, the subdivision and development of land is restricted in P1 districts.
Section 27-501.B - The P2 district is intended to be used for small-scale civic and community service structures and uses, such as religious assembly, public safety facilities, and schools, within either a neighborhood or commercial setting. A maximum of two principal buildings are permitted in a P2 district.
Section 27-501.C. The P3 district is intended to be used for multi-structure and use institutions that are developed in a campus-like environment. P3 zoning is available for medical campuses, educational campuses, and civic campuses with three or more principal buildings.
RECOMMENDATION
Staff recommends the Zoning Commission open the public hearing and receive public comment and testimony. After all the hearings are complete, the Zoning Commission will conduct a final meeting and vote on a recommendation to the City Council.
Attachments
- Section 27-400
- Section 27-500
- Section 27-600
- Section 27-1000
- Steering Comm Guiding Principles
- 2016 Billings Growth Policy Statement and Guidelines
- Steering Committee Members
- Working Group members
- Existing Zone Section 27-306 -Uses
- Existing Zone Section 27-309 - Commercial/Industrial/Public site requirements
- Existing Zone Section 27-800 - S 27th St Corridor
- Existing Zone Section 27-900 - Medical Corridor
- Existing Zone Section 27-1000 - Entryway Districts
- Existing Zone Section 27-1400 - Shiloh Corr North
- Existing Zone Section 27-1400 - Shiloh Corr South