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Commission approves zone change to allow Summit Optical parking and expansion
Summary
The Helena City Commission approved an ordinance changing a one-third-acre parcel at Aspen Street and North Oak Street from R-3 residential to B-2 general commercial to allow additional parking and expansion for Summit Optical. The measure passed 5-0 after a public hearing.
The Helena City Commission on July 21 adopted an ordinance changing the zoning for Lot 12 R, Block 16 of the Flower Garden Addition (southwest corner of Aspen Street and North Oak Street) from R-3 residential to B-2 general commercial to enable parking to support Summit Optical’s nearby operations. The vote was 5-0.
City planner Michael Alvarez presented the proposal, saying the parcel is approximately one-third of an acre and has been vacant since a single-family residence was demolished in 2019. Staff explained the change would facilitate additional parking for Summit Optical’s established facilities at 1620 and 1680 Aspen Street. The community development department estimated the current R-3 zoning would generate about 26 vehicle trips per day under a theoretical mix of uses; the proposed B-2 zoning was estimated at about 591 trips per day, a total the staff said is heavily driven by high-trip uses such as drive-through restaurants. Alvarez noted the lot’s size makes a drive-through unlikely, and staff recommended approval given the parcel’s adjacency to existing commercial zoning.
Jeff Larson of Larson Veil Engineering represented Summit Optical at the hearing and said the company provides optical lab services and eyewear distribution to 146 partner optometrists across 28 states and employs “60-plus higher-paying jobs” in the Helena area. Larson said Summit Optical is at capacity and needs additional parking to expand operations; the firm plans to reconfigure nearby parcels to create the needed space.
Staff noted the proposal was legally noticed in the Independent Record on June 21 and July 2, neighbor notices were mailed to owners within 150 feet and a sign was posted at the site. No written public comments were received and the commission approved the ordinance by unanimous vote.
The city’s presentation referenced Montana Code Annotated "76 2 3 0 4" when summarizing criteria for zoning, and staff reiterated that future land use maps are advisory and may be applied flexibly in situations with adjacency to existing commercial districts. Commissioners asked questions about subleases and traffic; the transportation and fire departments’ comments were summarized in staff materials. The ordinance was adopted and will amend the official zoning map accordingly.
