On January 2, 2020, High Sierra II, Inc., applied for preliminary major plat approval for High Sierra Subdivision, 10th Filing. The proposed subdivision creates 37 lots for single-family residences. The subject property is generally located north of Annandale Road and west of Greenbriar Road in the northwest Billings Heights.  The property is zoned Residential-7,000-Restricted (R-70-R)

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 March 27, 2020. 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

VARIANCE REQUESTED
No variance has been requested.

Approval of this subdivision will have no direct financial impact on the Planning Division.

PROCEDURAL HISTORY PLAT INFORMATION

• Pre-application meeting September 19, 2019
• Preliminary plat application to the Planning Division on January 2, 2020
• Departmental review meeting January 16, 2020
• Preliminary Plat  resubmittal January 23, 2020 
• Planning Board plat review February 11, 2020
• Planning Board public hearing February 25, 2020
• Preliminary plat to City Council March 23, 2020
• 60 working-day preliminary plat review period ends March 27, 2020

PLAT INFORMATION

General location:                                North of Annandale Road in the Billings Heights
Legal Description:                              Lot 2A, Block 2 of Amended Lot 2, Block 1, and Lots 2 & 3, Block 2 of Marisela Sub.
Owner/Subdivider:                             High Sierra II, Inc.
Engineer and Surveyor:                      Sanderson Stewart
Existing Zoning:                                 R-70-R
Existing land use:                               Dry land agriculture
Proposed land use:                             Residential
Gross and Net area:                            10.267acres / 8.250 acres
Proposed number of lots:                    37
Lot size:                                            Max:    14,829 square feet                                                          
                                                         Min.:    7,038 square feet
Parkland requirements:                    0.907 acres of parkland is required; this parkland dedication is being met with High Sierra Subdivision, 14th Filing parkland dedication. 

Staff gave a brief presentation to the Planning Board about High Sierra Subdivision 10th Filing. President Woods called for questions and discussion from the members of the Board. President Woods noted the parkland dedication for this parcel is to be met with the 14th Filing of High Sierra Subdivision and asked what will happen should the 14th Filing remain unbuilt.  Planner Green explained the applicant plans to start with development of High Sierra Subdivision 14th filing. However, if the planning board wanted to add a condition to have the applicant provide a letter of credit for parkland for the 10th Filing until the 14th filing is built that would provide funds for parkland.  President Woods voiced concern with potential loss of the parkland due to failure of development.  He commented a bond would ensure development of the parkland in the future.  Board member Thompson asked about the road width for Annandale Road.  Planner Green said it will be built initially as this project’s contribution as a 30-ft surface large enough to handle two-way traffic.  Project Engineer Gary Owen explained the dimensions of a minor arterial being a width of 49-feet back-to- back, and 80-feet of right-of-way with a 5-foot boulevard and a provision for a bike lane. There were no other question for staff, President Woods asked if the applicant or agent wished to address the board.

Mr. Oakland commended Dave Green for his presentation of this application.  He said the 10th filing is a component of the High Sierra subdivision Master Plan.  In response to question by Board member Hillius, Mr. Oakland said maintenance of the temporary storm water detention ponds are the Homeowners Association’s responsibility.

Mr. Owen, agent for the project, stood to address the board and said the detention ponds are maintained by the Home Owners Association with the intent for the City to build permanent storm water facilities that will be maintained by the Home Owners Association as well. There were no other questions from the board.  President Woods opened the public hearing for comments.

Mr. Terry Odegaard a retired real estate agent voiced concern with the issue of public safety as denoted in the Findings of Fact. Mr. Odegaard feels development should be slowed down until the City can provide sufficient public safety services for this area. He stated he is appalled with the lack of services for the rate of development.  He said there will continue to be problems and people will be hurt and killed if the City continues to expand without addressing public safety. 

There was no one else to speak concerning the subdivision.  The public hearing was closed and a motion was made to forward a recommendation of conditional approval as outlined in the staff report and the Findings of Fact, the motion was seconded. There was no further discussion and the motion passed with a unanimous vote.


 

Consistency with the 2016 Growth Policy, the 2018 Transportation Plan, The Billings Heights Neighborhood Plan and Billings Area Bikeways and Trail Master Plan are discussed within the Findings of Fact. High Sierra, 10th filing is not located within the Billings Heights Neighborhood Plan.