HomeMy WebLinkAboutResolution No. R25-14RESOLUTION NO. R25-14
RESOLUTION TO APPROVE ZONE CHANGE AND ZONING MAt
AMWiJI)MULIT.
WHEREAS, Paul Nelson and School District No. 7 (hereinafter "the Applicants") have
applied to the City of Laurel for a Zoning Map Amendment and Zone Change for the property
generally described as the "Old Laurel Middle School," located in Laurel, Montana, and more
particularly described as:
Lots 1-20 Block 19 Laurel Realty 2 d Subdivision, located in
Section 9 Township 2 South Range 24 East P.M.M. City of
Laurel, Yellowstone County, Montana, commonly known as the
"Old Laurel Middle School," 410 Colorado Avenue.
WHEREAS, the application for a Zoning Map Amendment and Zone Change was
submitted on November 8, 2024, and a public hearing was conducted on December 18, 2024
by the Laurel Zoning Commission;
WHEREAS, the Laurel Zoning Commission has conducted a factual and legal analysis
of the Zoning Map Amendment and Zone Change, which is contained within the Zoning
Commission Recommendation, ZC-24-01, Laurel Schools — Paul Nelson Zone Change
Request, a copy of which is attached hereto and fully incorporated herein, and which
contemplates a Zone Change from R-6000 to RMF;
WHEREAS, the City adopted a Resolution of Intent to approve the Zoning Map
Amendment and Zone Change and set a public hearing for February 11, 2026 at 6:3 0 p.m., in
City Council Chambers, regarding the Zoning Map Amendment and Zone Change; and
WIIEREAS, following public hearing, the City Council may either approve or deny the
Zoning Map Amendment and Zone Change.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Laurel,
Montana, as follows:
1. The City conducted a public hearing on February 11, 2026 at 6:3 0 p.m., in City
Council Chambers, regarding the Zoning Map Amendment and Zone Change;
2. The City Council heard public comment on the Zoning Map Amendment and
Change; and
3. The City Council hereby finds, based upon the recommendation of the Zoning
Commission, Staff recommendation, and public comment gathered at the public
R25-14 Approve Zoning Map Amendment and Zone Change and Set Public Hearing
hearing, that it is in the best interests of the residents of the City of Laurel to
approve the Zoning Map Amendment and Change.
Introduced at a regular meeting of the City Council on the I I"' day of February 2025,
by Council Member Sparks.
PASSED and APPROVED by the City Council of the City of Laurel the I I"' day of
February 2025.
APPROVED by the Mayor the I I"' day of February 2025.
...... CITY OF LAUREL
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D�aveVaggoner, May�d
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ATTEST:
KeWrWr, Clerk -Treasurer
APPROVED AS TO FORM:
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Michele L. Braukmarm, Civil City Attorney
R25-14 Approve Zoning Map Amendment and Zone Change and Set Public Hearing
ZONING COMMISSION RECOMMENDATION - ZC-24-01
Laurel Schools - Paul Nelson Zone Change Request
December 20, 2024
The City of Laurel is an incorporated City within the State of Montana with powe f or tj
established under the Constitution of Montana XIA. The power and processes
City to establish zoning regulations are found in §76-2-301 et. seq. M.C.A.
From Montana Cadastral, the property has been used for school purposes since at least
1910, it is divided into 20 approximately 4,500 square foot lots (all of which are non-
confbrming but as preexisting non -conforming uses each lot could be developed with a
single-family dwelling plus an accessory dwelling for a total of 40 dwelling units. The
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conforming duplex structures. Commercial and industrial uses are by and large not
allowed in the R-6000 or the RMF. The appraisal value of the land and structures is
$5,537,546.00. The buildings by themselves are valued at $5,195,480. Where the
structure and uses of the property are governmental in nature, property taxes are not due
or collected.
The proposal is to convert the buildings into condominium development with up to 45,
studio, one- and two -bedroom units, related amenities and off-street parking in
accordance with current zoning regulations. It would appear that the maximum
development of the property with an RMF designation would be 36 units but that is a
question for the Zoning Administrator and the question here is the proposed zoning
consistent with the rational nexus for the adoption of zoning in the City of Laurel.
The application materials address several other points that outline the anticipated benefits
of the project. The application materials are incorporated into this report by reference.
LEGAL DESCRIPTION:
Lots:1-20 Block 19 Laurel Realty 2nd Subdivision, located in Section 9 Township 2
South Range 24 East P.M.M. City of Laurel, Yellowstone County, Montana. Commonly
known as the "Old Laurel Middle School" 4 10 Colorado Avenue.
APPLICANI(S):
Paul Nelson School District #7
20450 Highway 10 E Matt Torix
Clinton MT 59825 410 Colorado Ave
Laurel MT 59044
URMERMEMA
The subject property has been used as a Public School or for School District purposes
since 1910. The property is served by public water, sewer, streets, solid waste, is wholly
surrounded by R-6,000 Zoning Designation, and is approximately 2.07 acres in size.
• The application for a Zoning Map Amendment (Zone Change) was submitted on
November 8, 2024, and a public hearing was conducted on December 18, 2024 by
the Laurel Zoning Commission.
• The City Council following the Public Hearing may not make changes to or
conditional modifications to the zoning and map. The change may only be
recommended for approval or denial. In either case, the decision must be
supported by findings of fact and conclusions related to the rational nexus for the
adoption of zoning or zoning amendments.
• Those findings of fact and conclusions as well as the record minutes of the public
hearing will be submitted to the City Council for consideration, hearing and final
decision.
• The City Council will conduct a duly noticed Public Hearing on the Zoning
Commission recommendation and an Ordinance of the City Council on First
Reading.
o Should the Zoning Commission recommendation for approval be
disapproved on First Reading the request is deemed to have been denied.
o Should the Zoning Commission recommendation for approval pass on
First Reading, another public hearing and Second Reading and adoption
will be scheduled.
® If passed on Second Reading, the new zoning map assignment would become
effective 30-days post Second Reading.
> R-6000 - Residential 6000 District.
o The residential-6000 zone is intended to promote an area for a high,
urban -density, duplex residential environment on lots that are usually
served by a public water andsewersystem.
> RMF — Residential Multifamily District.
o The residential multifamily zone is intended to provide a suitable
residential environment for medium to high density residential dwellings;
and to establish, where possible, a buffer between residential and
commercial zones.
N
1.I of-MIL1161
In the State of Montana, all jurisdictions proposing to zone or rezone property or to adopt
or revise their zoning regulations must issue findings of fact on a twelve -point test that
constitute the rational nexus/legal basis for the adoption of a zoning district, zoning
regulations, or changes to zoning or zoning regulations. This rational nexus is called the
"Lowe Test".
1. Is the zoning in accordance with the growth policy;
> Both the RMF and R-6000 are generally applicable, City Established, zoning
districts.
> The requested zoning is based in the Growth Policy. A simple look at the
Growth Policy and future land use map will verify that the requested zone
assignment is consistent with the text and mapping components of the Growth
Policy.
> The Growth Policy, Future Land Use Map, designates the property as
Residential. The Residential designation supports zoning assignment from R-
7500 to RMF.
> The RMF designation is typically reserved for areas of proposed development,
redevelopment or in areas where adaptive reuse of existing structures that are
associated with significant land ownership is contemplated.
> Both the R-6000 and RMF have provisions for the creation of a Planned Unit
Development (PUD). The proposed development could be proposed in the R-
6000 via the PUD process.
> The requested zoning accomplishes several residential neighborhood goals
and strategies are implemented. Diversity of Neighborhoods, historic to
modem; accommodation of a diverse population both age and economic
condition; Creation of zones where expansion of non -motorized routes and
access to the core of the community. Residential districts protected from
excessive noise and commercial impacts and the conversion of structures to
new uses is encouraged.
Conclusion: The requested zoning is in accordance with the Growth Policy and other
adopted rules and regulations of the City of Laurel.
II. Is the zoning designed to lessen congestion in the streets;
Findings of Fact:
> The proposed zoning encourages compact walkable development as well as
expanded opportunities for new uses.
3
> The property is located less than 700 feet from the Central Business District and
residents would be able to walk or bicycle to essential services which would by
default reduce the vehicular traffic on the streets.
> The proposed zoning encourages compact urban development as such the need for
vehicular travel is limited.
> The property is located where all the necessary public infrastructure exists.
Development or redevelopment in areas currently
> The proposed zoning in conjunction with the development standards adopted with
the Subdivision Regulations will provide for flow through development, logical
extension of the gridded infrastructure network, and encourage pedestrian -
friendly growth.
Conclusion: The requested zone will lessen congestion in the streets by ensuring
orderly growth and development of the property that is consistent with the
proposed zoning and other regulations adopted by the City of Laurel.
111. Is the zoning designed to secure safety from fire, panic, and other dangers;
Findings of Fact:
> The proposed zoning will provide for consistency in development along with
provision of police and fire protection.
> The proposed zoning incorporates enforcement of development standards,
setbacks and compliance with the other development standards adopted by the
City of Laurel.
> In addition to the zoning, the City of Laurel enforces the International Building
Codes. The combination of regulations are life safety driven.
➢ The proposed zoning has restrictions on lot coverage, grading and development
on steep slopes and other areas that are potentially hazardous. The difference
between R-6000 and RMF is minimal.
Conclusion: The requested zoning will provide safety for residents and visitors to the
city from fire, panic and other dangers.
IV. Is the zoning designed to promote health and the general welfare;
Findings of Fact:
> The proposed zoning imposes setbacks, height limits and building restrictions.
> The proposed zoning groups together like and consistent uses within existing
neighborhoods.
> The overall development standards of the RMF do not convey a significant
benefit to the subject property that is not available in the R-6000.
➢ The RMF and R-6000 are compatible residential districts. In fact, the RMF and
R-6000 are adjacent to one another in multiple examples within the City of
Laurel.
4
The current zoning regulations restrict development in hazardous areas.
Conclusion: The grouping together of like and consistent uses promotes the health and
general welfare of all citizens of the City of Laurel. Further, the requested
zoning is substantially consistent with the land use in the surrounding
neighborhoods.
> The proposed zoning imposes building setbacks, height limits, limits on the
number of buildings on a single parcel, and reasonable area limits on new
development.
> The only difference between the existing and proposed zoning is the building
height limit and lot coverage.
> The issue of lot coverage was diminished, in part, by the passage of legislation in
the 2023 session.
> Where the existing building is being repurposed, the height limit question is moot
where the structure being repurposed has existed for over 100 years.
> The proposed zoning implements the concept that the City of Laurel was
developed historically on a gridded network. The draft zoning requires the
perpetuation of this pattern. In doing so as the City plans for growth, the spacing
and layout of new development will facilitate provision of light and air to new
development.
Conclusion: The proposed zoning will ensure the provision of adequate light and air to
residents of the City through a continuation of the dimensional standards and
other development limitations.
V1. Is the zoning designed to prevent the overcrowding of land,
Findings of Fact:
> The proposed zoning imposes minimum lot size, use regulations and other
limitations on development.
➢ The maximum potential development difference between the existing and
proposed zoning is 6 dwelling units.
> The amenities and parking associated with the proposed development can be
contained within the subject property.
➢ The RMF is a generally applicable zoning district within the City of Laurel with a
minimum district size of 2.07 acres. I
> The deeded property is 2.066 acres but when one includes the dedicated streets
that were plated with the parent subdivision as being associated with the deeded
ownership the 2.07-acre threshold has been met.
M
Conclusion: The existing standards of the requested zoning will prevent overcrowding
of land.
VII. Is the zoning designed to avoid undue concentration of population;
Findings of Fact:
The requested zoning is one of the generally applicable Laurel residential districts
that represents a holistic approach to land use regulation for the entirety of the
City of Laurel and is not focused on any single special interest.
> The overall maximum development densities are substantially similar between the
R-600 and RMF.
> The requested zoning is one of four residential zoning districts that provide a
continuum of residential densities and manage development to create land use
compatibility.
> The requested zoning imposes minimum lot sizes, maximum number of
residences on a single parcel and setback standards,
> The RMF is a generally applicable zoning district within the City of Laurel with a
minimum district size of 2.07 acres.
> The deeded property is 2.066 acres but when one includes the dedicated streets
that were plated with the parent subdivision as being associated with the deeded
ownership the 2.07-acre threshold has been met.
Conclusion: The proposed zoning will prevent the undue concentration of population
by encouraging the most appropriate use and residential density at any given
location within the jurisdiction.
VITT. Is the zoning designed to facilitate the adequate provision of transportation, water,
sewerage, schools, parks and other public requirements;
Findings of Fact:
> The requested zoning establishes minimum standards for the provision of
infrastructure such as roads, sidewalks, water sewer, wire utilities and storm water
management.
> The requested zoning encourages compact, urban scale development and groups
together similar uses that will not detract from the quality of life expected in
Laurel while providing the economics of scale to extend water, sewer, streets,
parks, quality schools and other public requirements.
> The requested zoning allows for the repurposing of an existing public building
and takes advantage of the existing roads, water, sewer, schools, parks and other
public services.
Conclusion: The standards of the requested zoning will insure the adequate provision
of transportation, water, sewerage, school, parks, and other public
requirements.
M
IX. Does the zoning give reasonable consideration to the character of the district and
its peculiar suitability for particular uses;
Findings of Fact:
The RMF is a generally applicable zoning district within the City of Laurel with a
minimum district size of 2.07 acres.
The deeded property is 2.066 acres but when one includes the dedicated streets
that were plated with the parent subdivision as being associated with the deeded
ownership the, 2.07-acre threshold has been met.
> The requested zoning is one of the generally applicable Laurel residential districts
that represents a holistic approach to land use regulation for the entirety of the
City of Laurel and is not focused on any single special interest.
The overall maximum development densities are substantially similar between the
R-600 and RMF.
> The overall development standards of the RMF do not convey a significant
benefit to the subject property that is not available in the R-6000.
> The RMF and R-6000 are compatible residential districts. In fact, the RMF and
R-6000 are adjacent to one another in multiple examples within the City of
Laurel.
Conclusion: The requested zoning gives due consideration to the character of the
existing neighborhoods within the city as well as suitability for the particular
uses.
X. Does the zoning give reasonable consideration to the peculiar suitability of the
property for its particular uses;
Findings of Fact:
The RMF is a generally applicable zoning district within the City of Laurel with a
minimum district size of 2.07 acres.
The requested zoning is one of the generally applicable Laurel residential districts
that represents a holistic approach to land use regulation for the entirety of the
City of Laurel and is not focused on any single special interest.
> The overall maximum development densities are substantially similar between the
R-600 and RMF.
> The overall development standards of the RMF do not convey a significant
benefit to the subject property that is not available in the R-6000.
> The RMF and R-6000 are compatible residential districts. In fact, the RMF and
R-6000 are adjacent to one another in multiple examples within the City of
Laurel.
> Both the R-6000 and RMF have provisions for the creation of a Planned Unit
Development (PUD). The proposed development could be proposed in the R-
6000 via the PUD process.
a
The requested zoning accomplishes several residential neighborhood goals and
strategies are implemented. Diversity of Neighborhoods, historic to modem;
accommodation of a diverse population both age and economic condition;
Creation of zones where expansion of non -motorized routes and access to the core
of the community. Residential districts protected from excessive noise and
commercial impacts and the conversion of structures to new uses is encouraged.
Conclusion: The requested zone gives reasonable consideration to the peculiar
suitability of the property for its particular uses.
XI. Will the zoning conserve the value of buildings;
> The requested zone groups together like and consistent uses and is consistent with
the existing zoning in the various neighborhoods of the City of Laurel.
I> The RMF and R-6000 are compatible residential districts. In fact, the RMF and
R-6000 are adjacent to one another in multiple examples within the City of
Laurel.
> Both the R-6000 and RMF have provisions for the creation of a Planned Unit
Development (PUD). The proposed development could be proposed in the R-
6000 via the PUD process.
> The requested zoning accomplishes several residential neighborhood goals and
strategies are implemented. Diversity of Neighborhoods, historic to modem;
accommodation of a diverse population both age and economic condition;
Creation of zones where expansion of non -motorized routes and access to the core
of the community. Residential districts protected from excessive noise and
commercial impacts and the conversion of structures to new uses is encouraged.
> The proposed zoning reinforces that residential buildings will continue to be used
for equal or greater potential residential purposes.
> The proposed zoning recognizes that buildings that are located in transitional
areas have options either to remain as they are or to be converted to uses that
reflect the highest and best use, in the owner's opinion, for the subject property.
> The renovation and repurposing of the existing building with an RMF zone will
have a beneficial impact on surrounding properties compared to allowing the
structure to become vacant, attractive nuisance having negative impacts on
surrounding property values.
Conclusion: The requested zoning will conserve or in many cases enhance the value of
buildings.
N.
XII. Will the zoning encourage the most appropriate use of land throughout the
municipality?
Findings of Fact:
Conclusion: The requested zoning will encourage the most appropriate use of land not
only in the neighborhood but throughout the City of Laurel.
➢ In order to proceed with the project, subdivision review will be required. The
aggregation of 20 existing lots into one lot, is a subdivision subject to review
76-3-207(2)(a) MCA.
> The conversion of the property from public to private ownership will increase
the taxable valuation of the City of Laurel and Yellowstone County.
The mandates associated with SB 382 and other legislation passed during the
2023 Legislative Session requiring communities with greater than 5,000
population to increase opportunities and options for housing within the
community.
0
List of Uses and Dimensional Standards R-6000
List of Uses and Dimensional Standards RMF
V Reduced Laurel Zoning Map 2023
The findings of fact and conclusions contained in this report which reference acceptabl*
or reduction of cumulative impacts are predicated on the maximurn potential
development of the subject property, the existing conditions and the prevailing and
proposed zoning regulations.
WMNEUMMMI
Zoning Commission Recommends that the City Council find that the requested zoning is
consistent with the Laurel -Yellowstone Growth Policy; that the rational nexus for the
adoption of zoning has been met or exceeded; and that the citizens of Laurel have
participated in the creation of the proposed rezoning process. Further, that the Zoning
Commission recommend that the City Council adopt the Zoning Classification of RMF
on Lots I — 20 Block 19 Laurel Realty 2nd Subdivision, located in Section 9 Township 2
South Range 24 East P.M.M. City of Laurel, Yellowstone County, Montana.
WXMKNMKi !" U # •
1. I move to adopt Zoning Commission Report ZC-24-01 as findings of fact and
conclusions of law.
2. 1 move to recommend that the City Council adopt the requested zoning of Lots 1
— 20 Block 19 Laurel Realty 2nd Subdivision, located in Section 9 Township 2
South Range 24 East P.M.M. City of Laurel, Yellowstone County, Montana from
R-6000 to RMF.
ful