On June 2, 2014, subdivider, High Sierra II, Inc., applied for preliminary major plat approval for High Sierra Subdivision, 10th Filing. The proposed subdivision creates 36 lots for single-family residences and one large lot for future development on a 19.56-acre parcel of land. This proposal is part of a larger approved master plan of High Sierra Subdivision which includes a total of approximately 1,375 lots platted from 400 acres in multiple filings. The subject property is generally located north of Annandale Road, west of Greenbriar Road in the northwest Billings Heights.  The property is zoned Residential-7,000-Restricted (R-70-R).  The Yellowstone County Board of Planning conducted a public hearing on this proposal and forwarded a recommendation at its July 22nd meeting. City Council is being asked to take action on this preliminary plat application at this meeting.

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 August 25, 2014. 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

If the City Council approves the preliminary plat, the subject property may further develop under private ownership, resulting in additional tax revenues.

General location:                                            North of Annandale Road in the Billings Heights
 
Legal Description:                                          Lot 2A, Block 2 of Marisela Subdivision, Amended 
 
Subdivider/Owner:                                         High Sierra II, Inc.
 
Engineer and Surveyor:                                 Sanderson Stewart
 
Existing Zoning:                                             R-70-R
 
Existing land use:                                           Dry-land agricultural
 
Proposed land use:                                        Single-Family Residential
 
Gross/Net area:                                              19.6 acres / 17.5 acres                       
 
Proposed number of lots:                               37
 
Lot size:                                                          Max:   9.48 acres
                                                                       Min.:   7,176 square feet
 
Parkland requirements:                                  0.877 acres of parkland required; cash in lieu of land dedication is proposed.

A public hearing was held at the July 22, 2014, Yellowstone County Board of Planning meeting.  Neighboring developer, Ron Hill, who owns property to the south, commented that he hoped most of the future residents of this subdivision would choose to drive east on Annandale Road, rather than south to Boca Raton and on to Clubhouse Way.  He indicated that Clubhouse way is already heavily traveled and is narrower than Annandale Road.  There was no other public comment.
  
After taking public testimony, the Planning Board voted unanimously to support the proposal and recommend conditional approval of the preliminary plat of the subdivision to the City Council.

Consistency with the Growth Policy, the Transportation Plan 2009 Update, and Billings Area Bikeways and Trail Master Plan are discussed within the Findings of Fact.