Item #1 - City Zone Change #944 – 323 S 32^nd St West - A zone change request from Residential 6,000 (R-60) to Public (P) on a 1.02 acre parcel of land within Lot 2, Block 1 of Westward Ho Subdivision. The applicant conducted a pre-application neighborhood meeting on October 6, 2015 at the West Side Baptist Church at 323 S 32^nd Street West. Presented by Nicole Cromwell, Zoning Coordinator

Planning staff is recommending approval and adoption of the findings of the 10 criteria for Zone Change 944.

OWNER: Westside Baptist Church
AGENT: Bill Stene
LEGAL DESCRIPTION: Lot 2, Block 1 Westward Ho Subdivision - the east 1.02 acres
ADDRESS: 323 S 32nd St West
CURRENT ZONING: Public & R-60
EXISTING LAND USE: Westside Baptist Church
PROPOSED USE: Same
SIZE OF PARCEL: 3.95 acres total - 1.02 acres subject to zone change request

None.

Subject Property
A zone change in 1995 approved a change from Residential 9,600 (R-96) to R-60 for the east half of the subdivision. The west half of the property was annexed in 1981 and the east half in 1982. The Westward Ho Subdivision was created in 1997 to separate a parcel to the north for sale and development of duplex dwellings (New Hope Drive). The Westside Baptist Church was constructed in 1981.

Surrounding Property
The city has approved several similar zone changes in the neighborhood since 1977. Most of these applications were to change from low density zoning (R-96) to medium density zoning (R-70 and R-60). The area is a mixture of low density and higher density residential zones including planned developments with mixed uses and zoning. This has provided a variety of housing choices in this area of West Billings.
 

NORTH:	Zoning: R-6000 Land Use: Residential - condominiums
SOUTH:	Zoning: R-9600 (across Monad Road) Land Use: Residential - single family
EAST:	Zoning: R-6000 Land Use: Residential - single family
WEST:	Zoning: Public Land Use: Church

The Westside Baptist Church recently decided to sell an un-used portion of their property for the development of new housing units east of the church north of Monad Road. The subdivision of the property did not follow the zoning boundary established in 1995. A smaller area for the housing development was divided and is under a sale agreement. The lot remaining for the church now has split zoning - Public and R-60. The church would like to move the Public zoning boundary to the new boundary line between the church and the new housing development.

The zoning to the north and east is R-60 and is developed or will be developed with residences. The zoning to the south is R-96 and is the Lampman Subdivision. Property to the west is zoned Planned Development and is the Parkland West Subdivision north of Monad Road and the Harvest Subdivision south of Monad Road. Both subdivisions have a mixture of single family, two-family and multi-family dwellings.
Monad Road and S 32nd Street West are both arterial streets. Monad is a minor arterial street and carries about 9,000 vehicles per day at this intersection. South 32nd Street West is a principal arterial street and carries about 15,000 vehicles per day at this location. The intersection is a fully controlled signalized intersection. The church is not planning any major expansion of the use of the property as part of this zone change. The small development to the east has been evaluated through the subdivision process for any anticipated traffic impacts. There should be no affect on transportation from the proposed zone change.

The Planning staff has reviewed the 10 criteria for this zone change and is recommending approval based on these proposed findings. The 2008 Growth Policy and the 2011 Infill Policy for the city encourage predictable land uses in existing neighborhoods and the use of under-developed property where city services already exist. The church is selling a small piece of un-used land it owns on the eastern half of its lot for new dwelling units and retaining about 1.02 acres of the residentially zoned area. In order to provide predictable uses in the future, the church would like to expand the Public zone to eliminate the split zoning for the church's retained property. The retained property is almost 4 acres in area and will remain as church property into the future. The Public zoning allows church and assembly uses where the R-60 does not allow churches or assembly uses by right. The R-60 zoning requires a special review approval for any new church or substantial expansion of an existing church. The proposed zoning of Public will remove potential confusion over the use of the property for church purposes. There should be no impact or effect on city services, transportation, surrounding properties or value of buildings by the proposed zoning.

Planning staff recommends approval and adoption of the findings of the 10 criteria for Zone Change 944.