On June 2, 2014, subdivider, High Sierra II, Inc., applied for preliminary major plat approval for High Sierra Subdivision, 9th Filing. The proposed subdivision creates 13 lots for single-family residences on a 3.7-acre parcel of land. This proposal is part of a larger approved master plan of High Sierra Subdivision which includes a total of approximately 1,375 lots platted from 400 acres in multiple filings. The subject property is generally located north of Annandale Road, west of Greenbriar Road in the northwest Billings Heights.  The property is zoned Residential-9600 (R-96) and Residential-7,000-Restricted (R-70-R).  The Yellowstone County Board of Planning conducted a public hearing on this proposal and forwarded a recommendation at its July 22nd meeting. City Council is being asked to take action on this preliminary plat application at this meeting.

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 August 25, 2014. 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

If the City Council approves the preliminary plat, the subject property may further develop under private ownership, resulting in additional tax revenues.

General location:                                           North of Annandale Road in the Heights
 
Legal Description:                                          Lot 3A, Block 2 of Marisela Subdivision, Amended

Subdivider/Owner:                                         High Sierra II, Inc.
 
Engineer and Surveyor:                                 Sanderson Stewart
 
Existing Zoning:                                             R-96 and R-70-R
 
Existing land use:                                           Dry-land agricultural
 
Proposed land use:                                        Single-Family Residential
 
Gross/Net area:                                              3.7 acres / 2.8 acres               
 
Proposed number of lots:                               13
 
Lot size:                                                          Max:   11,513 square feet
                                                                       Min.:   8,043 square feet
 
Parkland requirements:                                  0.316 acres of parkland required; cash in lieu of land dedication is proposed.

A public hearing was held at the July 22, 2014, Yellowstone County Board of Planning meeting. Two neighboring property owners spoke and inquired about the proposal, and the developer and his engineer provided information regarding the questions of the neighbors and Board.  Discussion was focused around the storm water management plan for the subdivision and the expected timing of development.

A neighbor to the east who owns an adjacent lot on Lake Heights Road asked questions regarding how storm water will be managed for this filing and subsequent filings of High Sierra Subdivision as his lot (Lot 8, Block 64, Lake Hills Subdivision, 25th Filing) gets runoff from this property during large storm events.  The subdivider's engineer indicated that an overall storm water master plan has been completed for the High Sierra Subdivision Master Plan (5th through 12th Filings), adopted in 2008.  The plan shows storm water being directed to and captured in street storm sewer inlets and piped to a series of storm water detention basins to the north.  Current issues with drainage will be solved as the proposed "Centinella Circle" will be cut lower than the surrounding areas, in order to intercept the storm water currently flowing toward the neighbor's property and direct it to the proposed detention pond to the north. The final storm water master plan will be reviewed for compliance with the most current City and State storm water management requirements. It was pointed out that storm water eventually outfalls to Five Mile Creek and the BBWA, as it has historically done on this property.

Another neighbor asked for clarification on the expected build-out timing of this filing and the continuation of Centinella Circle to the north.  The subdivider indicated that the 6th and 9th Filing improvements will be installed under the same private contract within a year and any further development will depend on the market for such lots.

After taking public testimony, the Planning Board voted unanimously to support the proposal and recommend conditional approval of the preliminary plat of the subdivision to the City Council.

Consistency with the Growth Policy, the Transportation Plan 2009 Update, and Billings Area Bikeways and Trail Master Plan are discussed within the Findings of Fact.