This is a request for a special review to allow the expansion of an existing church, Trinity Church of the Nazarene, at 25 Hilltop Road. The initial expansion proposes a new entryway and offices of 1,500 square feet to the existing 2,880 square feet. The site plan also shows area for future building expansion and parking lots. The property is located in a Residential 9,600 (R-96) zoning district on Lot 28, Block 2, Howard Heights Subdivision, a 3.5 acre parcel of land. The property is owned by the Trinity Church of the Nazarene and J.D. Shanahan and Durward Sobek are the agents. The Zoning Commission conducted a public hearing on September 3, 2013, and is forwarding a recommendation of conditional approval based on the findings of the 3 criteria for special reviews on a 4-0 vote.

The Planning Division reviewed this application and recommended conditional approval to the Zoning Commission. The Zoning Commission concurred with the recommendation and the proposed conditions. Before a recommendation of approval or conditional approval can be made, each special review request must demonstrate conformance with three primary criteria: 1) the application complies with all parts of the Unified Zoning Regulations, 2) the application is consistent with the objectives and purposes of the Unified Zoning Regulations and the 2008 Growth Policy, and 3) is compatible with surrounding land uses and is otherwise screened and separated from adjacent land to minimize adverse impacts. This application conforms to the first criteria, in so far, that it is in a district that allows churches by special review. The proposed building meets all required setbacks and lot coverage limitations. The application is conforming to the purposes of the regulations, the 2008 Growth Policy and the Billings Heights Neighborhood Plan. 

The application also conforms to the third criteria and conditions of approval are recommended to mitigate any potential impacts to surrounding property. The proposed building will increase the building size from 2,880 square feet to 4,380 square feet. The building does not exceed lot coverage and meets the required front, side, and rear setbacks. The proposal is consistent with goals of the 2008 Growth Policy, specifically the recommendation to encourage predictable land uses in existing neighborhoods. Planning staff is recommending conditions for this special review based on the approval criteria for special review uses.
PROPOSED CONDITIONS
1. The special review approval shall be limited to Lot 28, Block 2 Howard Heights Subdivision generally located at 25 Hilltop Road.  
2. The special review approval is for the construction of an addition to an existing church. The addition to be constructed now is 1,500 square feet with 2 future building additions and future parking lots as shown on the submitted site plan. No other use is intended or implied by this approval.    
3. Any expansion of the proposed building or off-street parking greater than 10 percent of  what is shown on the  submitted site plan, including the current a future expansion, will  require an additional special review approval.
4. All exterior lighting shall have full cut-off shields so no part of the fixture or lens projects  below the cut-off shield. The maximum height of any light pole in the future parking lot  or any new light pole will be 15 feet or less above grade.  
5. No outdoor announcement system is allowed on a permanent or temporary basis.
6. No construction or demolition activity will occur before 7 am or after 8 pm daily.
7. Any new sign will require sign permit approval from the Planning Division.
8. The site will be developed in substantial conformance with the submitted site plan  including landscaping, parking and building location.
9. These conditions of special review approval shall run with the land described in this  authorization and shall apply to all current and subsequent owners, operators, managers,  lease holders, heirs and assigns. 
10. The proposed development shall comply with all other limitations of Section 27-613 of the Unified Zoning Regulations concerning special review uses, and all other City of Billings regulations and ordinances that apply.

There should be no impact to the city finances from approval of the special review. If approved the city will collect fees at the time the building permit is submitted.

This is a request for a special review to allow the addition of 1,500 square feet to the existing Trinity Church of the Nazarene at 25 Hilltop Road. The existing 2,880 square foot church was constructed in 1976 and the congregation has recently merged with another church and intends to expand the existing building to accommodate the larger congregation. The proposed addition will replace the current entrance and will be accessible with a covered drop off area, new bathrooms, a pastor’s office and a seating area. The church has provided a site plan showing areas for future building and parking lot expansion as well. The existing church is 2,880 square feet and the site has 30 parking spaces. The proposed addition will be a single story building with similar roof lines and a slightly smaller building height of 16 feet.

The immediate area to the west and north are residential neighborhoods. The neighborhood to the south is mostly two-family dwellings along the south side of Hilltop Road, a principal arterial street. East of the subject property is the Heights Baptist Church that was constructed about 14 years ago. The church is located east of the intersection of Hilltop Road and Nutter Boulevard. Hilltop Road is a principal arterial street and Nutter Boulevard is a collector street. Nutter Boulevard traffic must stop before turning east or west onto Hilltop Road. Hilltop Road carries about 10,350 vehicle trips per day and Nutter Boulevard carries about 2,800 trips per day. 

The existing church and the proposed addition are located near the south end of the 3.5 acre property and should not have an impact on the adjacent residences to the west. The proposed future additions and parking areas will be east of the existing church away from the residential areas and closer to the existing church to the east. 

The Zoning Commission conducted a public hearing on September 3, 2013 and received the staff recommendation and testimony from the applicant and agent. No other testimony was received. The Zoning Commission voted 4-0 to forward a recommendation of conditional approval based on the findings of the 3 criteria for special review.

The consistency with adopted plans and policies is discussed in the Alternatives Analyzed section above.