Staff recommends the Planning Board recommend to City Council that the preliminary plat of Central Avenue Subdivision be conditionally approved, variances accepted, and the Findings of Fact adopted as presented in the staff report.

On November 3, 2025, Performance Engineering, on behalf of Kari Ellen, Donna Marie, and Diana Lynne Barber, applied for preliminary plat approval for Central Avenue Subdivision. The proposed subdivision creates nine (9) lots for development. The subject property is generally located north of Central Avenue, south of Broadwater Avenue, and west 44th Street West. The property is currently zoned in the county as A-Agriculture. There is a concurrent zone application for annexation with a proposed Planned Neighborhood Development that includes the zonings of Corridor Mixed Use 1 (CMU1), Mixed Residential 1 (NX1), Mid-Century Neighborhood Residential (N2), Suburban Neighborhood Residential (N3), and Parks and Open space (P1). 

VARIANCES
Two variances are requested:

1. Variance from Section 23-406-A.1: Streets and Roads, A, 1. Said section requires developments to provide connections from the subdivision to undeveloped land. This subdivision is providing a connection to four (4) of the five (5) adjacent undeveloped lots. Said undeveloped lots have been previously divided, and are of a particular parcel size that they may, or may not, be further subdivided upon development thus not necessitating or continuing a connection.
2. Variance from Section 23-405: Blocks, A. Said section requires block dimensional standard to be met, including block perimeter, section, and length. Said requirements are planned to be met at final development of the created parcels, however as large lots are being proposed it causes the need for variance from said block dimensional standards.

Staff is recommending approval of the variance requests. Further explanation and analysis can be found in the Variance Request Letter.

PROPOSED CONDITIONS OF APPROVAL

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 deliver system is preferred and to locate and provide the correct amount of space for safely delivering the mail to businesses and residents.
2. To provide correct documentation and timelines for the propose phasing of the subdivision, prior to final plat, the applicant will include proposed opening dates for the phases and the correct documentation for future phases, certificates and release form.
3. Block dimension standards shall be met during the master site plan for the proposed development. 
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.

PROCEDURAL HISTORY
Pre-Application Meeting: July 14, 2025
Preliminary Plat application submitted to Planning Division: November 3, 2025
Departmental Review Meeting: November 13, 2025
Preliminary Plat Resubmittal: November 20, 2025
Planning Board Plat Review: December 9, 2025
Planning Board Public Hearing: December 23, 2025
Preliminary Plat to City Council: January 26, 2026
60 Working-Day Preliminary Plat Review period ends: February 4, 2026

• Note: Applicant requested a hold of the application and requested an extension to May 26, 2026 in order to accommodate alterations to their proposed zone change prior to being brought to the Planning Board. Therefore, the following dates apply:
  • Planning Board Plat Review: April 14, 2026
  • Planning Board Public Hearing: April 28, 2026
  • Preliminary Plat to City Council: May 26, 2026

PLAT INFORMATION
General Location: North of Central Avenue, south of Broadwater Avenue
Legal Description: Lot 3 & Lot 4 of Barber Farm Subdivision
Owner/Subdivider:  Kari Ellen, Donna Marie, and Diana Lynne Barber
Engineer/Surveyor: Performance Engineering 
Existing Zoning: A-Agriculture
Existing Land Use: agricultural land
Proposed Zoning: PND - CMU1, NX1, N2, N3 and P1 (Zone Change 1078)
Proposed Land Use: Residential & Commercial
Gross Area: ± 55.46 Acres
Lot Size:  Parkland Requirements: Subdivision regulations require a dedication of .22 acres. However, zoning regulations require 2% of the area included within a planned neighborhood development to be open space. This would require 1.11 acres. The applicant has provided 2 acres of open space through the PND. 

PHASING
The subdivision will be constructed in two phases. Public improvements associated with these phases shall be constructed or monetarily guaranteed prior to opening the phase.

• Phase I: Lot 1, Block 2 and Lot 1, Block 3.
  • Double Haul Lane, Road B, and Road C constructed entirely from Central Avenue to the northern property line of Lot 1, Block 2 and Lot 1, Block 3.
  • West curb and gutter and 35 feet of asphalt will be constructed for Road A from Central Avenue to Road B.
  • Sanitary sewer will be constructed up to the northern property line of Lot 1, Block 2 and Lot 1, Block 3
  • Water main will be constructed up to the northern property line of Lot 1, Block 2 and Lot 1, Block 3
  • Stormwater detention facility, and associated storm drain and inlets, serving Phase 1 and incorporating management plan for Phase 2 will be constructed.
• Phase II: Lots 1-4, Block 1; Lot 2, Block 2; and Lots 2-3, Block 3.
  • Road C will be constructed from the terminus of Phase I to the intersection with Broadwater Avenue.
  • Broadwater Avenue will be constructed along the northern boundary of the subdivision.

Traffic Impact Study (TIS) CONCLUSIONS
Analysis of trip generation estimates, traffic operations, and considerations for alternative modes of transportation reveal that the proposed Central Avenue Subdivision project will have minimal impact on area traffic operations. Based on the additional lots created with the Central Avenue Subdivision, the percentage of traffic contributions and associated cost to these intersections based on a pro-rata share, as negotiated with City Engineering, are as follows:

• Phase I 
  • Broadwater Avenue and Shiloh Road – 1.0%
  • Central Avenue and 48th Street West – 0.4%
  • Central Avenue and Shiloh Road – 3.5%
  • Central Avenue and South 44th Street West – 5.3%
• Phase II
  • Broadwater Avenue and Shiloh Road – 1.5%
  • Central Avenue and 48th Street West – 1.6%
  • Central Avenue and Shiloh Road – 7.3%
  • Central Avenue and South 44th Street West – 8.9%

There are no stakeholder responses at this time. Stakeholder input will be received at a public hearing scheduled for this subdivision on April 28, 2026. 

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 May 26, 2026 State and City subdivision regulations also require that preliminary plat 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

Note: The original 60-day working period ended on February 4, 2026. The applicant requested a hold of the application and requested an extension to May 26, 2026 in order to accommodate alterations to their proposed zone change.

The preliminary plat of this subdivision will have no financial impact on the 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 district/s, 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.