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Item 1.P.
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| City Council Regular | |
| Date: | 02/24/2025 |
| Title: | High Sierra Subdivision, 22nd Filing - City Major Subdivision Preliminary Plat |
| Presented by: | David Green |
| Department: | Planning & Community Services |
| Presentation: | No |
| Legal Review: | Not Applicable |
| Project Number: | PZX-24-00224 |
RECOMMENDATION
The Planning Board is forwarding a recommendation of conditional approval to the City Council for the preliminary plat of High Sierra Subdivision, 22nd Filing and adoption of the Findings of Fact as presented in the staff report.
BACKGROUND (Consistency with Adopted Plans and Policies, if applicable)
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
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.
TRAFFIC IMPACT STUDY - SUMMARY
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
General location: North of Matador Avenue, west of Modera Avenue and Ortega Street and east of High Sierra Subdivision, 14th Filing
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.
TRAFFIC IMPACT STUDY - SUMMARY
- Development is 76 single-family lots. This filing is part of a master plan for High Sierra Subdivision and will have future filings and further updated traffic impact studies done with each filing. The traffic impact study (TIS) update has been completed for High Sierra Subdivision 22nd Filing. All required intersection improvement contributions identified therein shall be completed by the Subdivider at the Subdivider’s expense.
- Studied intersections were:
- Wicks Lane & Gleneagles Blvd.
- Wicks Lane & Fantan Street
- Wicks Lane & St. Andrews Dr.
- Annandale Road & Gleneagles Blvd.
- Annandale Road & St. Andrews Dr.
- Skyway Drive & Alkali Creek Road
- Conclusion and Recommendations:
- Study intersections are anticipated to operate similarly to existing conditions. Many of the intersections that were studied have had improvements done with previous filings.
- The percent of traffic contributions to the following intersections shall be in accordance with the updated traffic accessibility study submitted. The percentage required for each intersection is estimated here and will be determined at final plat with current costs at the time of final plat.
- Wicks Lane & Gleneagles Blvd. - 1.64%
- Wicks Lane & Fantan Street - 1.83%
- Wicks Lane & St. Andrews Dr. - 1.45%
- Annandale Road & Gleneagles Blvd. - 0.17%
- Annandale Road & St. Andrews Dr. - 0.18%
- Skyway Drive & Alkali Creek Road - 1.08%
STAKEHOLDERS
Planning Board Public Hearing - January 28, 2025 :
Staff provided a brief presentation about the proposed subdivision to the Planning Board and public. After the presentation concluded, staff stood for questions from the board. There were no questions about the proposed subdivision from the Planning Board. The agent and the applicant stood for any questions that the board might have had for them. There were no questions from the board.
The public hearing was open by Board President Gravgaard. There was no one from the public wishing to speak about the proposed subdivision. The public hearing was then closed by Board President Gravgaard.
A motion was made by Board member Stephenson and seconded by Board member Woods to forward a recommendation to the City Council to conditionally approve High Sierra Subdivision, 22nd Filing and adopt the Findings of Fact as presented in the staff report. The board voted unanimously on the motion.
Staff provided a brief presentation about the proposed subdivision to the Planning Board and public. After the presentation concluded, staff stood for questions from the board. There were no questions about the proposed subdivision from the Planning Board. The agent and the applicant stood for any questions that the board might have had for them. There were no questions from the board.
The public hearing was open by Board President Gravgaard. There was no one from the public wishing to speak about the proposed subdivision. The public hearing was then closed by Board President Gravgaard.
A motion was made by Board member Stephenson and seconded by Board member Woods to forward a recommendation to the City Council to conditionally approve High Sierra Subdivision, 22nd Filing and adopt the Findings of Fact as presented in the staff report. The board voted unanimously on the motion.
ALTERNATIVES
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
1. Approve;
2. Conditionally Approve; or
3. Deny the Preliminary Plat
FISCAL EFFECTS
This plat will have no fiscal impacts on the City/County Planning Division.
SUMMARY
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.