On March 1, 2016, Sanderson Stewart, agent for High Sierra II, Inc., applicant, applied for preliminary major plat approval for High Sierra Subdivision, 11^th Filing.  The proposed subdivision creates 70 lots for single-family residences and a 16.8 acre lot for future development. 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 Benjamin Boulevard and west of High Sierra Boulevard 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 May 24, 2016. 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 Benjamin Boulevard, west of High Sierra Boulevard in the Billings Heights
Legal Description:                                           Tract B of Certificate of Survey 3573
Subdivider/Owner:                                          High Sierra II, Inc.
Engineer and Surveyor:                                  Sanderson Stewart
Existing Zoning:                                              R-70-R
Existing land use:                                            Dry-land agricultural
Proposed land use:                                         Single-Family Residential
Gross/Net area:                                               34.59 acres / 30.86 acres
Proposed number of lots:                                70 residential lots, 1 large parcel for future filings
Lot size: Max:                                                  16.8 acres
Min.:                                                                 7,002 square feet
Parkland requirements:                                    3.429 acres of parkland required; cash in lieu of land dedication is proposed

The Planning Board conducted a public hearing on the High Sierra Subdivision, 11th Filing preliminary plat on April 26, 2016. Staff provided a brief presentation to the Planning Board. There were no question from the Planning Board to staff.

The public hearing was opened and the applicant, Gary Oakland of High Sierra II, Inc., spoke.  He stated this proposed subdivision filing is part of a overall master plan and will create 70 lots with this filing. He stated that a number of the homes will be for 'last time buyers' and the rest tend to be sold to families with children. A Planning Board member asked the developer if he had any idea of the total impact to schools when this master planned area is completely built out. The applicant responded that he anticipates building about 100 homes per year for up to 10 years to complete the development.  He also stated there is a place for a future elementary school on the southwest corner of the development, but he did not know the total impact because there is no way of knowing how many of the homes will have school age children or the number of children per household.  No one else stood to speak and the public hearing was closed.

A motion was made to recommend conditional approval of the preliminary plat of High Sierra Subdivision, 11th Filing with the findings of fact and the proposed conditions.  The motion was seconded.  The motion passed with a unanimous voice vote.

Consistency with the 2008 Growth Policy, the 2014 Transportation Plan 2014, the Billings Area Bikeway and Trail Master Plan , and the Heights Neighborhood Plan are discussed within the Findings of Fact.