Staff proposes the Planning Board recommend to City Council that the preliminary plat of Annafeld Subdivision, 7th Filing be conditionally approved and the Findings of Fact adopted as presented in the staff report.

On February 3, 2025, Sanbel, on behalf of McCall Development, LLC, applied for Preliminary Major Plat approval for Annafeld Subdivision, 7th Filing. The proposed subdivision creates 92 lots for development. The subject property is generally located south of Elysian Road and east of East Lane. The property is zoned PD - Planned Development. The land was formerly Phase 2 of Annafeld, 5th Filing, but the applicant is relocating lot lines and taking the lots that were larger and making them into smaller lots to meet the market demand they are experiencing. The road locations will not be changing and the parkland dedication will not be changing. The land is currently vacant.

VARIANCES REQUESTED
No variances from the City Subdivision Regulations have been requested.

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 effects on local service prior to final plat approval, the applicant will coordinate with the USPS to determine what type of delivery system is preferred and to locate and provide the correct amount of space for safely delivering the mail to the residents.
2. 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.
3. 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.

PROCEDURAL HISTORY

• Pre-Application Meeting: December 5, 2025
• Preliminary Plat application submitted to Planning Division: February 3, 2025
• Departmental Review Meeting: February 13, 2025
• Preliminary Plat Resubmittal: February 20, 2025
• Planning Board Plat Review: March 11, 2025
• Planning Board Public Hearing: March 25, 2025
• Preliminary Plat to City Council: April 28, 2025
• 60 Working-Day Preliminary Plat Review period ends: April 29, 2025

PLAT INFORMATION

General location:                                South of Elysian Road and east of East Lane

Legal Description:                              Being Lots 17-45 of Block 18, Lots 13-16 of Block 19, Lot 1 of Block 28, Lot 1 of Block 29, Lots 1-5 of Block 30, and Lots 1-11 of Block 31 Annafeld Subdivision, 5th Filing.

Owner/Subdivider:                             McCall Development, LLC

Engineer and Surveyor:                      Sanbell Engineering

Existing Zoning:                                 Planned Development

Existing land use:                                Vacant

Proposed land use:                              Residential

Gross and Net area:                             8.639 acres / 8.639 acres

Proposed number of lots:                    92

Lot size:                                               Max:    87,968 square feet
                                                            Min:     1,200 square feet

Parkland requirements:                       0.486 Acres are required and provided. The provided parkland is private. Public and private park dedication is being met with prior filings of  Annafeld Subdivision, First, Second, Third, Fourth, and Fifth Filings.


TRAFFIC IMPACT STUDY - SUMMARY
The 7th Filing is projected to have 53 town homes and 24 small single-family homes. This would replace the 72 town homes and 50 condos originally planned for Phase 2 of the Fifth Filing. The 7th Filing is projected to reduce the previously calculated Fifth Filing Phase 2 trip total by 247 average weekday trips. The studied intersections are anticipated to operate similarly to existing conditions at the time this filing is fully built out. Below are the intersections that were included in this study and the percentage of contribution required to those intersections. These percentages were paid with the Annafeld, 5th Filing, Phase 2. No additional contributions will be required.

Mullowney Lane & S Frontage Road/Midland Road      1.38%
Mullowney Lane & Elysian Road                                   1.83%
Elysian Road & East Lane                                             0.58%
Elysian Road & S. Frontage Road                                 0.53%
East Lane & S. Frontage Road                                      0.09%
 

There are no stakeholder responses at this time. Stakeholder input will be received at a public hearing scheduled for this subdivision on March 25, 2025.

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 April 29, 2025. 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

This plat will have no fiscal impacts on the City/County Planning Division.

One of the purposes of the City’s subdivision review process is to identify potential negative effects of property being subdivided. Negative effects that are identified become the subdivider’s responsibility to mitigate.  Various City departments, private service/utility providers and the affected school districts, have reviewed this application and provided input on effects and mitigation.  The Findings of Fact, which are presented as an attachment, discuss potential negative impacts of the subdivision and conditions of approval are recommended as measures to further mitigate any impacts. In this case, there were found to be minimal impacts from this proposed subdivision.