7.a.2.
Planning Board Meeting 2 (4th Tuesday)
- Meeting Date:
- 02/28/2017
Information
INTRODUCTION
On December 1, 2016, Performance Engineering and Consulting, agent for Magnus Land Development, LLC, owner, applied for preliminary major plat approval for Coal Creek Subdivision. The proposed subdivision creates 17 new lots for multi-family residential, commercial and residential professional development. The subject property is generally located on the northwest corner of the intersection of Rimrock Road and 62nd Street West. The property is zoned Residential Multi-Family (RMF), Community Commercial (CC) and Residential Professional (RP).
On December 16, 2016 the applicants’ agent requested a 30-day delay to work out some storm drainage details and phasing. That is why the proposed subdivision came to the Planning Board in February and not in January. The Yellowstone County Board of Planning will conduct a public hearing at this meeting and make a recommendation to the City Council.
On December 16, 2016 the applicants’ agent requested a 30-day delay to work out some storm drainage details and phasing. That is why the proposed subdivision came to the Planning Board in February and not in January. The Yellowstone County Board of Planning will conduct a public hearing at this meeting and make a recommendation to the City Council.
RECOMMENDATION
Staff recommends that the Planning Board recommend conditional approval of the preliminary plat of Coal Creek Subdivision to the City Council, and adopt the Findings of Fact as presented in the staff report.
PROPOSED CONDITIONS OF APPROVAL
Planning staff recommends the following conditions of approval:
1. To minimize effects on local services, prior to final plat approval storm drain calculations must be submitted to the City Engineering Division for review and approval. Cost participation into the regional storm drain facility will be determined from the calculations.
2. To ensure the proposed storm drainage system can be used as outlined, prior to final plat approval an agreement with the Birley Drain for storm water discharge must be in place and a copy submitted to the City Engineering Division.
3. To ensure the storm drainage system is properly maintained, prior to final plat approval the applicant will add the following to the storm drain section of the SIA: The storm water retention areas and associated improvements will be privately owned and maintained by the HOA. O&M requirements and HOA responsibilities shall be as outlined within the City of Billing Stormwater Management Manual (SWMM), appendices E and F. Retention areas shall be covered with a blanket easement, allowing access by the City. If the HOA fails to maintain the storm water retention facilities, the City reserves the right to create a maintenance district in the subdivision to maintain the storm water retention facilities.
4. To minimize effects on local services and ensure proper parkland dedication requirements, prior to final plat approval the subdivider will meet with the City Parks Department and determine where parkland will be provided through smaller park areas within the proposed residential lots in the subdivision. These private park parcels shall be dedicated to a legal entity such as a Homeowners Association (HOA) and maintained by that entity.
5. To minimize the effects on local services, prior to final plat approval the subdivider will provide a letter from the United States Postal Service acknowledging its agreement with the placement of mail delivery facilities in the subdivision.
6. To ensure pedestrian/bike connection from this subdivision to the trail along the north side of Cove Ditch, prior to final plat approval the applicant will more specifically identify the location of the proposed ditch crossings and who is paying for their installation referred to in the SIA under the heading F. Billings Area Bikeway and Trail Master Plan.
7. To ensure pedestrian/bike connection between residentially zoned land and the commercially zoned land within this subdivision, prior to final plat approval the applicant will include language in the SIA that future development in the subdivision will be encouraged to design interconnectedness for pedestrians and bikes between the residential and commercial areas of the development.
8. To ensure the provision of easements for utilities, prior to final plat approval the subdivider shall provide utility easements on the final plat as requested by the private utility companies.
9. 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.
10. 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.
PROPOSED CONDITIONS OF APPROVAL
Planning staff recommends the following conditions of approval:
1. To minimize effects on local services, prior to final plat approval storm drain calculations must be submitted to the City Engineering Division for review and approval. Cost participation into the regional storm drain facility will be determined from the calculations.
2. To ensure the proposed storm drainage system can be used as outlined, prior to final plat approval an agreement with the Birley Drain for storm water discharge must be in place and a copy submitted to the City Engineering Division.
3. To ensure the storm drainage system is properly maintained, prior to final plat approval the applicant will add the following to the storm drain section of the SIA: The storm water retention areas and associated improvements will be privately owned and maintained by the HOA. O&M requirements and HOA responsibilities shall be as outlined within the City of Billing Stormwater Management Manual (SWMM), appendices E and F. Retention areas shall be covered with a blanket easement, allowing access by the City. If the HOA fails to maintain the storm water retention facilities, the City reserves the right to create a maintenance district in the subdivision to maintain the storm water retention facilities.
4. To minimize effects on local services and ensure proper parkland dedication requirements, prior to final plat approval the subdivider will meet with the City Parks Department and determine where parkland will be provided through smaller park areas within the proposed residential lots in the subdivision. These private park parcels shall be dedicated to a legal entity such as a Homeowners Association (HOA) and maintained by that entity.
5. To minimize the effects on local services, prior to final plat approval the subdivider will provide a letter from the United States Postal Service acknowledging its agreement with the placement of mail delivery facilities in the subdivision.
6. To ensure pedestrian/bike connection from this subdivision to the trail along the north side of Cove Ditch, prior to final plat approval the applicant will more specifically identify the location of the proposed ditch crossings and who is paying for their installation referred to in the SIA under the heading F. Billings Area Bikeway and Trail Master Plan.
7. To ensure pedestrian/bike connection between residentially zoned land and the commercially zoned land within this subdivision, prior to final plat approval the applicant will include language in the SIA that future development in the subdivision will be encouraged to design interconnectedness for pedestrians and bikes between the residential and commercial areas of the development.
8. To ensure the provision of easements for utilities, prior to final plat approval the subdivider shall provide utility easements on the final plat as requested by the private utility companies.
9. 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.
10. 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.
VARIANCES REQUESTED
No variance has been requested.
DISCUSSION/STAKEHOLDERS
Staff gave a presentation regarding the proposed subdivision. Board President Darrell Tunnicliff opened the floor for board members to ask questions. Board members asked some questions regarding parkland, centralized mail boxes and height limits in RMF zoning. Staff responded that the parkland would be dispersed throughout the residential development in smaller parks near the housing units. The USPS now requests centralized mailboxes to be more efficient with delivery of mail. Mr. Blaine Poppler responded that RMF zoning does not have a height limit.
Mr. Craig Dalton from Performance Engineering, representing the applicant, stood to speak for the proposed subdivision. Board members asked questions that mostly revolved around the proposed park land within the housing area. Several board members expressed concern with the parkland being nothing more than front lawn space but not an area large enough for actual outdoor activity. There was also concern raised about if there should be open space along Rimrock Road to provide a safety buffer between the residential development and the busy road. Mr. Dalton stated he would provide a proposed layout for the housing and parkland at the public hearing on February 28th to show more detail on the park land plans and the frontage along Rimrock Road.
Some board members also asked for greater detail about the proposed drainage system for the proposed subdivision. Mr. Dalton explained the proposed City-owned basin south of Rimrock Road across from the subdivision that would to collect storm water for the area. It is proposed that the developer of Coal Creek Subdivision contribute a proportional share of the cost of construction of the detention area to be able to use it for drainage.
Mr. Blaine Poppler stood to speak about the proposed subdivision. He stated the applicant was proposing to build apartments on the land that is zoned residential multi family at half the allowed density. This will leave larger areas available for the interspersed parkland areas and make it a desirable area to live in, according to Poppler.
The Board had no further questions or discussion on the proposed subdivision.
Mr. Craig Dalton from Performance Engineering, representing the applicant, stood to speak for the proposed subdivision. Board members asked questions that mostly revolved around the proposed park land within the housing area. Several board members expressed concern with the parkland being nothing more than front lawn space but not an area large enough for actual outdoor activity. There was also concern raised about if there should be open space along Rimrock Road to provide a safety buffer between the residential development and the busy road. Mr. Dalton stated he would provide a proposed layout for the housing and parkland at the public hearing on February 28th to show more detail on the park land plans and the frontage along Rimrock Road.
Some board members also asked for greater detail about the proposed drainage system for the proposed subdivision. Mr. Dalton explained the proposed City-owned basin south of Rimrock Road across from the subdivision that would to collect storm water for the area. It is proposed that the developer of Coal Creek Subdivision contribute a proportional share of the cost of construction of the detention area to be able to use it for drainage.
Mr. Blaine Poppler stood to speak about the proposed subdivision. He stated the applicant was proposing to build apartments on the land that is zoned residential multi family at half the allowed density. This will leave larger areas available for the interspersed parkland areas and make it a desirable area to live in, according to Poppler.
The Board had no further questions or discussion on the proposed subdivision.