On November 2, 2015, Blueline Engineering on behalf of VTR Properties, LLC, applied for preliminary major plat approval for Pinerock Subdivision, 1^st Filing.  The proposed plat creates 48 lots for single-family residences on a 118.18-acre parcel of land. The subject property is generally located on the west side of Highway 87 North (Hwy 87 N), directly across from Hidden Lake Subdivision.  The property is outside of zoning. The proposal is scheduled to go to the Board of County Commissioners for action on January 26, 2016.
 

Staff recommends that the Planning Board recommend that the Yellowstone County Board of County Commissioners conditionally approve the preliminary plat of Pinerock Subdivision, 1^st Filing and adopt the Findings of Fact as presented in the staff report.

PROCEDURAL HISTORY

• A pre-application meeting was held on June 25, 2015 to discuss the proposal.
• The preliminary plat application was submitted to the Planning Division on November 2, 2015.
• A departmental review meeting was conducted on November 19, 2015.
• The preliminary plat was resubmitted with revisions based on department reviews on November 27, 2015.
• The Planning Board reviewed the plat on December 8, 2015.
• The Planning Board will conduct a public hearing on January 12, 2016, and forward a recommendation to the Board of County Commissioners.
• The Board of County Commission is scheduled to consider the preliminary plat on January 26, 2016.
• The 60 working-day preliminary plat review period ends January 27, 2016.

No variances have been requested from the Yellowstone County Subdivision Regulations for this proposal.
 

The Planning Board conducted its plat review of the proposed subdivision at its meeting on December 8, 2015. Planner II Dave Green made a presentation on the proposed plat to the Planning Board. Vice President Don Reed called for questions and discussion.  There were questions from the Board about the park land, proposed trails in the subdivision, and the water source for domestic water for the residence of the subdivision.

Planning Board Member Donna Forbes noted that there is no open space parkland proposed in the subdivision and no sidewalks.  Dave Green explained that the lot sizes are over the size that would require sidewalks. He explained that soft surface trails are proposed along the roads in the subdivision and there is a small open area planned for a trail head along the eastern edge of the subdivision.

Marshall Phil, Blueline Engineering, spoke on behalf of owner VTR Properties, LLC.  Mr. Phil said the applicant is trying to make this subdivision rural in nature and a decomposed granite product is proposed for the soft surface trails as a conventional gravel may be too loose.  Trail maintenance will be covered through the RSID for the public roads in the subdivision. Mr. Phil also stated the roads will be paved and built according to County specifications.

Planning Board Member Darrell Tunnicliff asked about issues with fire as grassfire potential may be an issue in the area. Mr. Phil stated the covenants will require homeowners to maintain grass at a 6" maximum height where grass is maintained. He also explained that residents will be hauling water to their homes and using cisterns for storage as the aquifer has water but it varies in quality and there is not enough quantity to service this subdivision. 

PROPOSED CONDITIONS OF APPROVAL
Planning staff recommends the following conditions of approval: 

1. To mitigate impacts on local services, prior to final plat approval the subdivider shall create a Rural Special Improvement District – Maintenance (RSID-M) for future maintenance of the new internal roads the dry hydrant system and for the 5-foot wide trail corridor dedicated with the subdivision.
2. To ensure provision of easements for the location and installation of planned utilities, prior to final plat approval a recordable easement document shall be provided with the final plat documents for the dry hydrant system.  The dry hydrant system shall be installed by the subdivider, and inspected and approved by the Billings Fire Department prior to.
3. To minimize the effects on the natural environment, prior to final plat approval, a weed management plan and property inspection shall be approved by the County Weed Department.
4. To minimize the effects on the natural environment and to inform future property owners of possible habitat, before final plat approval, the applicant will include in Conditions That Run With The Land under A information from the Environmental Assessment about the Species of Concern and the need to be aware they may be in the area and to preserve as much as possible their habitat.
5. To provide for the installation of the needed private utilities within the subdivision, before final plat approval, the applicant will provide easement documents for the easements shown on the plat for the private utility companies.
6. Minor changes may be made in the SIA and final documents, as requested by the Planning and/or Public Works Departments to clarify the documents and bring them into the standard acceptable format.
7. The final plat shall comply with all requirements of the County Subdivision Regulations, rules, regulations, policies, and resolutions of the Yellowstone County, and the laws and Administrative Rules of the State of Montana.

 
 
 ATTACHMENTS
A:  Zoning Map         
B:  Preliminary Plat and Associated Documents