On December 1, 2020, the Planning Division received an application for major plat approval for the proposed Eagle Cliff Estates Subdivision.  The property is generally located north of Ford Road. It will connect to the current dead-end of Eagle Cliff Meadows Road and will also connect to Navarro Drive to the west. This subdivision would create 24 lots from a 45.75-acre parcel of land.  The applicant is proposing to develop residential subdivision, the land is zoned Neighborhood 4 (N4). The land is currently dryland grass and shrub grazing land.
 

Staff recommends the Yellowstone County Planning Board recommend to the Board of County Commissioners conditional approval of the preliminary plat of Eagle Cliff Estates Subdivision and adoption of 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 protect public health and safety, prior to final plat approval, the applicant will receive approval from the MDEQ for the proposed water systems, septic systems and the proposed storm water management.
2. To protect public health and safety and provide for future road maintenance, prior to final plat approval, the applicant will expand existing RSID 698M for the new public roads within the subdivision.
3. To protect public health and safety and to provide proper turn around areas for the fire department, prior to final plat approval, the applicant will provide a temporary turn around on Tanner James Drive and provide easement documents for that turnaround. It will also be depicted on the proposed plat and an explanation of the need for the turnaround will be included in the SIA under the heading Transportation.
4. To protect public health and safety with proper fire suppression, prior to final plat approval, the applicant will coordinate required fire hydrant installation locations with the Lockwood Fire Department. Lockwood Fire Department will review and approve all fire hydrant locations within the subdivision.
5. To protect public safety and to ensure future maintenance of the parkland, prior to final plat approval, the applicant will create and RSID for parkland maintenance for this subdivision.
6. To protect public health and safety and to provide more information, prior to final plat approval, the applicant will include language in the SIA under the heading III Transportation E. that outlines their intent to provide a trail with future filings that align with future proposed roads.
7. To minimize the effects on local service prior to final plat approval, the applicant will coordinate with the USPS for locating and providing the correct amount of space for safely delivering the mail to the residents.
8. To minimize effects on the natural environment, prior to final plat approval a weed management plan and property inspection shall be completed by the County Weed Department. 
9. To protect public health and safety and ensure zoning compliance, prior to final plat approval, the applicant will include a paragraph in the SIA under the heading Conditions That Run With The Land informing the future property owners they are required to obtain a zoning compliance permit prior to any construction on lots within the subdivision.  
10. 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.
11. The final plat shall comply with all requirements of the County Subdivision Regulations, rules, regulations, policies, and resolutions of the Yellowstone County, including laws regarding moving houses onto or off the property, and the laws and Administrative Rules of the State of Montana.  

No variances are requested for this subdivision.

PROCEDURAL HISTORY

• Pre-application meeting April 30, 2020
• Completeness review submitted October 30, 2020
• Preliminary plat application submitted to Planning Division December 1, 2020
• Departmental review meeting December 17, 2020
• Preliminary plat resubmitted December 24, 2020
• Planning Board plat review January 12, 2021
• Planning Board public hearing January 26, 2021
• Preliminary plat to Yellowstone County Board of County Commissioners February 16, 2021
• 60 working-day preliminary plat review period ends February 26, 2021

PLAT INFORMATION
 
General location:                                            North of Ford Road connecting to the current dead-end of Eagle Cliff Meadows Road
 
Legal Description:                                          COS 1884   Parcel:  1A2
 
Owner/Subdivider:                                         David Mutch
 
Engineer/Surveyor:                                        Performance Engineering
 
Existing Zoning:                                             N4
 
Existing land use:                                           Dryland Grass / Grazing
 
Proposed land use:                                         Residential
 
Gross and Net area:                                        45.75 acres / 41.88 acres
 
Proposed number of lots:                               24
 
            Max. lot size:                                      22.59 acres
            Min. lot size:                                       0.48 acres
Parkland requirements:                                  There required parkland dedication is 1.021 acres; the applicant is proposing to dedicate 1.447 acres of parkland.
 

Staff gave a brief presentation to the Planning Board about the proposed subdivision. The Planning Board President asked if there were any questions or comments for staff. A question was asked to clarify the function of an RSID for the road. Staff responded that the subdivision joining an existing RSID was for future maintenance only, the developer will have to pay for building the roads.  Board member Jon Thompson asked for clarification on the proposed parkland dedication, 2.877 acres is shown on the plat as a drainage easement where parkland would be located. The agent for this application, Craig Dalton, responded saying they are dedicating the parcel on the northwest side of Tanner James Drive for parkland. They wish to reserve the drainage easement, 2.887 acres, for future parkland.  Jon Thompson asked if the trial will be built in the drainage and how it will be constructed with the existing topography. Mr. Dalton responded that the trail is shown on the east edge of the property by what would be in the future and continuation of Noblewood Drive.  A comment was made it really is not a park but a drainage area, expressing concern with the usability of the parkland area.  Mr. Dalton responded that water is not in the wash very often and the current residents in the area like to use it for walks. Board Member Jon Thompson pointed out a flat area/bench in the northwestern parcel for parkland, also preserving the drainage area as a natural area is a good idea.  Mr. Dalton said parkland would be classified as open space and maintain its natural features.  Board Member Woods pointed out that the zone of influence of the drain fields may have an influence on the properties to the west.  Mr. Dalton stated DEQ requires obtaining of easements for the mixing zones. They will not adversely affect the existing drain fields for the residents.  Environmental calculations for degradation have been conducted and no adverse affects have been identified. Board Member Dennis Cook asked if the electrical provider is Yellowstone Valley Electric. Mr. Dalton replied, yes it is.

There were no other comments about the proposed subdivision.