Staff recommends the City Council conditionally approve the preliminary plat of Clearwater Estates Subdivision, 3rd Filing, and adopt the Findings of Fact as presented in the staff report.

This subdivision is a three (3) lot minor subdivision. The lot being subdivided is a large lot from Clearwater Estates Subdivision, 2nd filing. Access for this filing is off Dead Drift Lane, which is internal to Clearwater Estates Subdivision, 2nd Filing. All roads, water, and sewer lines will be installed as part of Clearwater Estates Subdivision, 2nd Filing. Conditions of preliminary plat approval will address any mitigation of impacts and prepare this subdivision for final plat approval in the future.

On December 1, 2025, Performance Engineering, applied for preliminary minor plat approval for Clearwater Estates Subdivision, 3rd Filing. The proposed subdivision creates three (3) lots for residential development. The subject property is generally located south of Central Avenue, and west of Twin Pines Townhomes. It is within Clearwater Estates Subdivision, 2nd Filing, on the south side of Dead Drift Lane. The property is zoned N3 - Suburban Neighborhood Residential.

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 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.

2. 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.

3. 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 November 6, 2025
• Preliminary plat application submitted to Planning Division on December 1, 2025
• Preliminary plat to City Council January 12, 2026
• 35 working-day preliminary plat review period ends January 22, 2026

PLAT INFORMATION

General location:                                South of Central Avenue, and west of Twin Pines Townhomes. It is within Clearwater Estates Subdivision, 2nd Filing, south of the proposed street, Dead Drift Lane.

Legal Description:                              Being Lots 5, Block 4 of Clearwater Estates Subdivision, 2nd Filing, S10, T1S, R25E, P.M.M.

Owner/Subdivider:                             Copper Ridge West, Inc. 

Engineer and Surveyor:                      Performance Engineering

Existing Zoning:                                 N3

Existing land use:                                Agricultural

Proposed land use:                              Residential 

Gross and Net area:                             .54 acres / .54 acres

Proposed number of lots:                    3

Lot size:                                               Max and Min:  7,910 square feet

Parkland requirements:                       Parkland dedication is not required with minor subdivisions.

Traffic Impact Study overview:

A traffic study was not required for these three lots per the City of Billings Subdivision Regulations. There was a traffic study completed for Clearwater Estates Subdivision, 2nd Filing which encompassed the same area and future development plans. The three lots will have negligible impacts on traffic in the area. 
 

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

A public hearing is not scheduled for the City Council meeting; however, nearby property owners may attend the City Council meeting.  The Planning Division has received no public comments or questions regarding the proposed subdivision. 

In accordance with state law, the City Council has 35 working days to act upon this minor preliminary plat. The 35 working day review period for the proposed plat ends on January 22, 2026. 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 35 working day review period, the City Council is required to:
1. Approve;
2. Conditionally Approve; or
3. Deny the Preliminary Plat