Staff recommends to the Planning Board that they forward a recommendation of conditional approval to the City Council for the preliminary plat of High Sierra Subdivision, 22nd Filing and adopt the Findings of Fact as presented in the staff report.

On December 2, 2024, Sanbell, formerly Sanderson Stewart, applied for preliminary minor plat approval for High Sierra Subdivision, 22nd Filing. The proposed subdivision creates 76 lots for residential development. The subject property is generally located north of Matador Avenue, west of Modera Avenue and Ortega Street and east of High Sierra Subdivision, 14th Filing. The property is zoned N3 - Suburban Neighborhood.

VARIANCES REQUESTED
No variances from the City Subdivision Regulations have been requested.

PROPOSED CONDITIONS OF APPROVAL
Pursuant to Section 76-3-608(4), MCA, the following conditions are recommended to reasonably minimize potential adverse impacts identified within the Findings of Fact.

1. To protect public health and safety, prior to final plat approval, the applicant will submit all drawings and specifications for water systems, sewer systems, and stormwater systems to the City of Billings Public Works for review and approval prior to installation. 
2. To protect public health and safety, prior to final plat approval, the applicant will coordinate with City of Billings Public Works and update the finished floor elevations under Section II Property Conditions and Information for Lot Purchasers of the Subdivision Improvements Agreement (SIA).
3. To minimize the effects on local service prior to final plat approval, the applicant will coordinate with the USPS to determine what type of delivery system is preferred and to locate and provide the correct amount of space for safely delivering the mail to the residents.
4. Minor changes may be made in the SIA and final documents, as requested by the Planning, Legal or Public Works Departments to clarify the documents and bring them into the standard acceptable format.
5. The final plat shall comply with all requirements of the City of Billings Subdivision regulations, rules, policies, and resolutions of the City of Billings, and the laws and Administrative Rules of the State of Montana.

PROCEDURAL HISTORY

• Pre-application meeting September 19, 2024
• Preliminary plat application submitted to Planning Division on December 2, 2024
• Departmental review meeting December 19, 2024
• Subdivision resubmittal December 26, 2024
• Planning Board plat review January 14, 2025
• Planning Board public hearing January 28, 2025
• Preliminary plat to City Council February 24, 2025
• 60 working-day preliminary plat review period ends February 28, 2025

PLAT INFORMATION

General location:                                North of Matador Avenue, west of Modera Avenue and Ortega Street and east of High Sierra Subdivision, 14th Filing

Legal Description:                              Being Lot 8A, Block 30 of High Sierra Subdivision, 17th Filing Amended

Owner/Subdivider:                             High Sierra II, Inc.

Engineer and Surveyor:                      Sanbell Engineering

Existing Zoning:                                 N3

Existing land use:                                Open grassland / Agricultural

Proposed land use:                              Residential

Gross and Net area:                             22.758 acres / 22.758

Proposed number of lots:                    76

Lot size:                                               Max:    91,558 square feet / 2.1 acres
                                                            Min:     6,778 square feet

Parkland requirements:                       Parkland dedication requirement is 1.7323 acres. The applicant is proposing to provide a cash in lieu contribution for parkland.


 

There are no stakeholder comments at this time. A public hearing is scheduled for the Planning Board meeting on January 28, 2025. Comments will be taken at that time.  The Planning Division has received no public comments or questions regarding the proposed subdivision at this time.

In accordance with state law, the City Council has 60 working days to act upon this major preliminary plat. The 60 working day review period for the proposed plat ends on February 28, 2025. State and City subdivision regulations also require that preliminary plats be reviewed using specific criteria, as stated within this report. The City may not unreasonably restrict an owner's ability to develop land if the subdivider provides evidence that any identified adverse effects can be mitigated. Within the 60 working day review period, the City Council is required to:
1. Approve;
2. Conditionally Approve; or
3. Deny the Preliminary Plat

This plat will have no fiscal impacts on the City/County Planning Division.
 

One of the purposes of the City’s subdivision review process is to identify potential negative effects of property being subdivided. Negative effects that are identified become the subdivider’s responsibility to mitigate.  Various City departments, private service/utility providers and the affected school district/s, have reviewed this application and provided input on effects and mitigation.  The Findings of Fact, which are presented as an attachment, discuss potential negative impacts of the subdivision and conditions of approval are recommended as measures to further mitigate any impacts. In this case, there were found to be minimal impacts from this proposed subdivision.