Item #2 - City Special Review #937 - 2055 Woody Drive.  This is a special review request to allow a 9,172 square foot addition to an existing church in a Residential 9,600 (R-96) zone on Lot 1, Block 1, St. Thomas Subdivision, a 5.219 acre parcel of land generally located at 2055 Woody Drive. Tax ID: D04810. Presented by: Karen Husman, Planner I

The Planning Division is recommending conditional approval.
 

OWNER:                                St. Thomas the Apostle Church AGENT:                                 CTA, Inc. PURPOSE:                            To allow 9,172 square foot Church addition LEGAL DESCRIPTION:        Lot 1, Block 1 of St Thomas Subdivision ADDRESS:                            2055 Woody Drive SIZE OF PARCEL:                5.219 acres EXISTING LAND USE:          Church PROPOSED LAND USE:      Church EXISTING ZONING:              R-96

None
 

Subject Property – Special Review 356 was Conditionally approved in 1988 to allow expansion of the existing church.
 
Similar Applications –
Special Review #858 – 4125 Grand Avenue – King of Glory Lutheran Church – Conditionally approved on April 28, 2008 – A special review to allow the expansion of an existing church.
Special Review #902 –1108 24^th St. West --  Lutheran Church of the Good Shepherd—Conditionally approved to allow the demolition of a portion of an existing church, the construction of a new church building and a 47-space parking lot.
 

NORTH:         Zoning:       R-9600 (R-96)                         Land Use:   Residential SOUTH:          Zoning:       R-96                         Land Use:   Residential EAST:             Zoning:       R-96                                 Land Use:   Residential WEST:            Zoning:            R-70, Residential Multi-family Restricted                         Land Use:   Residential

This is a request to allow additions and renovations to existing uses and functions at the Church Facility. An additional 9,170 square feet of floor area is proposed to improve access, circulation, and services for the existing spaces. The additions will include larger public entrances and lobbies along with new larger restrooms. An updated kitchen is also proposed as an addition to the south side of the gymnasium. There is also a basement classroom proposed under the new main sanctuary entrance.  Site improvements include some expansion of the parking and a new main landscaped entrance plaza to provide more accessibility to all the main entrances.
 
The surrounding zoning is primarily residential. Churches have traditionally been built in neighborhoods to serve the surrounding area. The potential impacts may be mitigated through application of conditions of approval and adherence to an approved site plan through the special review process. The Planning staff is recommending several conditions related to noise, lighting, solid waste management, traffic and site control.
 
Colton Boulevard is a collector street that carries up to 5,000 vehicle trips per day with a posted speed limit of 35 mph. With a proposed school on the adjacent parcel, there will be a school zone created which will slow traffic down during drop off and pickup times for the school.  There are curb-walk sidewalks on both sides of Colton Boulevard. The existing Colton Blvd. street frontage is proposed to be modified to reduce the number of approaches form 5 to 1 plus a shared access for the proposed school improvements (on the adjacent property). There is also a proposal as part of the school and church modifications to extend the drop-off on Colton in the front of the Church. These proposed improvements to the street frontage and sidewalks will make vehicle, pedestrian, and other traffic circulation near the entryway area safer. 
 
The Planning Division has reviewed this application and is recommending conditional approval. 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 and the 2008 Growth Policy. 
 
Conditions of approval are recommended to mitigate any potential impacts to surrounding property. The proposed building addition does not exceed lot coverage and meets the required front, side, and rear setbacks. It appears the church will meet the required off-street parking requirements and access. The proposal is consistent with goals of the 2008 Growth Policy, specifically the recommendation to encourage non-commercial uses of land along arterial streets between major intersections. Planning staff is recommending conditions for this special review based on the approval criteria for special review uses.
 

The Planning Division recommends conditional approval.

PROPOSED CONDITIONS

1. The special review is limited to Lot 1, Block 1 of St Thomas Subdivision generally located on the corner of Colton Boulevard and Woody Drive.  
2. The special review approval is for the addition of 9,172 square feet to an existing church in a Residential 9,600 zone, on Lot 1, Block 1, St. Thomas Subdivision, a 5.219 acre parcel of land generally located at 2055 Woody Drive. No other use is intended or implied by this approval.    
3. Any expansion of the proposed building or parking greater than 10 percent of what is shown on the submitted site plan will require an additional special review approval.
4. All exterior lighting, including security 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 outdoor areas shall be 20 feet above grade. Exceptions to this requirement are allowed for entry doorway lighting.
5. All proposed drive approaches will be reviewed by the City Traffic Engineering for final approval and location.
6. No construction activity will occur before 7 am or after 8 pm daily.
7. The site will be developed in substantial conformance with the submitted site plan including landscaping, parking, and building locations with the exception of Condition 5.
8. 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. 
9. 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.
    
   **NOTE**     Approval of this Special Review does not constitute approval of a building permit, sign permit or fence permit. Compliance with all applicable local codes will be reviewed at the building permit level. This application is for a Special Review as noted above and no other request is being considered with this application. The Planning Division points out that the use and development of the property must be in accordance with the submitted site plan.