On December 1, 2014, owner, Mont Vista, LLC applied for preliminary major plat approval for Mont Vista Subdivision, 2nd Filing. The proposed subdivision creates 78 new lots for residential development and one lot for open space. The subject property is generally located on the east side of 54th Street West, south of Rimrock Road.  The property is zoned Residential-9600 and Planned Unit Development (PUD). The City Council approved the Mont Vista Subdivision Master Plan and 1st Filing (90 lots) in January of 2014. The Yellowstone County Board of Planning reviewed the 2nd Filing plat and conducted a public hearing on January 27, 2015, and is forwarding a recommendation for City Council's consideration at this meeting. The owner is Mont Vista, LLC, and the representing agent is Kadrmas, Lee & Jackson (KLJ).

In accordance with state law, the City Council has 60 working days to act upon this preliminary major plat. The 60 working day review period for the proposed plat ends on February 26, 2015. 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 day review period or a longer period as agreed to by the developer and City, 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 or re-develop under private ownership, resulting in additional tax revenues.

General location:                                East side of 54th St. West, south of Rimrock Rd.
 
Legal Description:                              Certificate of Survey 2054, Tract 2-A, and Lot 1, Block 4, Mont Vista Subdivision, 1st Filing
 
Owner/Subdivider:                             Mont Vista, LLC (Alan Lees, Rick Dorn, Tracy Haag, David Dorn, and Dan Lowe, members)
 
Engineer and Surveyor:                     KLJ
 
Existing Zoning:                                 Planned Unit Development; Residental-9600
 
Existing land use:                               Vacant
 
Proposed land use:                             Single-family residential
 
Gross and Net area:                            22.9 acres; 16.0 acres
 
Proposed number of lots:                   79
 
Lot size:                                              Max:   81,887 square feet (Open Space lot)
                                                            Min.:   6,834 square feet
 
Parkland requirements:                      Parkland requirements for the 2nd Filing:  1.763 acres
                                                           
Variance requested:                            No variances have been requested.

A public hearing was conducted by the Yellowstone County Board of Planning on January 27, 2015.  Although there were no public comments received at that meeting, Planning Board members had several questions and concerns.  Board members indicated concern over the current and anticipated traffic levels at the 54th Street West/Rimrock Road intersection. The developer's engineer explained that the Traffic Impact Study completed for the subdivision indicated that a signal or some other traffic control treatment will be needed at some point during build-out, and that the developer is making a cash contribution for its pro rata share of a new signal at this intersection as well as the intersection at 54th and Grand Avenue. It was discussed that City Engineering is responsible for determining when and what kind of intersection control will be installed and it was pointed out that the signal at 54th Street West and Grand Avenue is included in the City's current five-year CIP.

The other major concern expressed by the Board was the need for pedestrian facilities along and across 54th Street West, so that the future residents (especially children) can safely cross and access the nearby Cottonwood Park, and associated future elementary school, should that get built.  Discussion centered on the success of the underpass at Shiloh Road connecting the children on the west side of Shiloh to the trail to Arrowhead School and how an underpass would be a highly valued facility in this instance as well.  This is not a condition of preliminary plat approval.  It was also mentioned that the developers are paying a cash contribution for future street improvements (curb, gutter, sidewalk, and a portion of pavement) for their 54th Street West frontage.  The timing of the improvement of 54th Street West will  also be determined by City Engineering.

Consistency with the Growth Policy, the 2014 Billings Long Range Transportation Plan, and the Billings Area Bikeway and Trail Master Plan are discussed within the Findings of Fact.