On January 4, 2016, subdivider, Trails West Homes LLC, applied for preliminary major plat approval for Trails West Subdivision, 3^rd Filing. The proposed subdivision would create 55 lots for single-family residences and one large remaining lot for future development. The first filing of this subdivision and a master plan of the entire development was first submitted and reviewed by the Planning Board in 2009. The subject property is generally located on the south side of Grand Avenue, just west of 56^th Street West.  The property is zoned Residential-6,000-Restricted (R-60-R) and Residential-9,600 (R-96).  The Billings City Council will act on the proposal on March 21, 2016.

Staff recommends that the Planning Board recommend conditional approval of the preliminary plat of Trails West Subdivision, 3^rd Filing, to the City Council, and adopt the Findings of Fact as presented in the staff report. 

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 effect on local services with regard to the drainage system in the subdivision, prior to final plat approval the applicant will add the following language to the SIA under V. Storm Drainage: The maintenance of the ponds, including any mechanical systems, is the obligation of the HOA.  The ponds will be privately owned and maintained by the HOA.  The ponds shall be improved with underground, automatic sprinkler systems and grass.  Privately owned ponds shall be covered with a blanket storm water easement.  If the HOA fails to maintain or replace the ponds, the City reserves the right to create a maintenance district in the subdivision to maintain the ponds.
2. To minimize effects on local services and prior to final plat approval, the final cash-in-lieu contributions toward the intersection improvements at 54^th St. West & Grand Ave., 56^th St. West & Grand Ave., and 56^th St. West & Central Ave. shall be approved by the City Traffic Engineer and the table in the SIA under F. Off-Site Intersections will be filled in with the correct dollar amounts.
3. To minimize effects on local services, the developer will be required to submit a cash contribution for the construction of 56^th Street West.  It shall include half of a residential street (given credit for what is constructed), curb and gutter, sidewalk and design and construction administration.
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, regulations, policies, and resolutions of the City of Billings, and the laws and Administrative Rules of the State of Montana.

None

A brief presentation was given to the planning board by staff about the proposed Trails West Subdivision 3^rd Filing.  After the presentation the floor was open for questions from the board.

A concern was raised by Planning Board Member Patrick Klugman with how the storm water ponds and drainage system were to be maintained in the subdivision and who enforces them.  Staff responded that the ponds would be maintained by the Home Owner Association (HOA) with an easement over the system that would allow City Engineering to take over should the HOA fail to maintain them properly.  City Engineering could take over maintenance by assessing a Special Improvement District (SID) to repair and maintain the system.  Engineering would be responsible for monitoring and enforcing the maintenance of the storm water drainage system by the HOA.

Board Member Donna Forbes asked for clarification on what the parkland cash-in-lieu would go toward and if there was no parkland proposed in the subdivision. Staff pointed out that all subdivisions within 1 mile of the proposed Cottonwood Park are required to provide any cash-in-lieu contribution proposed to that park. It was also pointed out that there are trails inside the subdivision and along the Birely Drain on the west side of the development. The subdivision also has two access points to the new school via pedestrian walkways on the west and south side of the school property connected to the sidewalks and streets in the Trails West Subdivision in the 1st and 2nd Filings.  The new Ben Steele Middle School play fields and playgrounds will be accessible to the residents of the subdivision as well. It was also noted by staff that the City is working on improving the transportation corridors around the new school site as well as the intersections for pedestrian safety.
 
Rod Wilson, one of the developers of Trails West, provided more information about the proposed subdivision. He noted that there are boulevard sidewalks throughout the subdivision, walking trails along the Birely Drain, and access to the school grounds.  When the subdivision is complete, Mr. Wilson said there will be 300 homes and they have crossed the half way point and sold 151 lots.  Mr. Wilson stated that it was strongly recommended by Planning staff early in the process for this subdivision that pedestrian connections be provided for future students to the school.  He stated he is very happy they made the connections and that it will be a great asset for future students and homeowners in the subdivision. No other comments or questions were provided.