On March 1, 2016, Sanderson Stewart, agent for McCall Development, Inc., applied for preliminary major plat approval for Josephine Landing Subdivision, 1^st Filing. The proposed subdivision creates 136 new lots for residential and commercial development. The subject property is generally located south of Elysian Road, east of East Lane, and along the western edge of the Hogan Slough.  The City Council approved annexation of the property on April 25, 2016. The property is zoned Planned Development (PD) for residential and mixed use residential and commercial uses, and the proposed lots will be developed in substantial compliance with the approved Planned Development Master Plan.

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:                                 South of Elysian Road, east of East Lane on the west edge of the Hogan Slough.
 
Legal Description:                               Lot 1, Block 1, Adam and Mollie Walter Subdivision, First Filing, and Tract 1, COS 3594
 
Owner/Subdivider:                             McCall Development, Inc.
 
Engineer and Surveyor:                      Sanderson Stewart
 
Existing Zoning:                                 PD
 
Existing land use:                               Farm Land
 
Proposed land use:                            Single-family residential and mixed use residential and commercial
 
Gross and Net area:                            32.72 acres; 24.74 acres
 
Proposed number of lots:                    136
 
Lot size:                                              Max:    15,363 square feet
                                                            Min.:    1,538 square feet
 
Parkland requirements:                      In accordance with 76-3-621(6)(a), MCA and Section 23-709 (E) of the City Subdivision
                                                           Regulations, the overall Planned Development Master Plan for Josephine Landing provides for land

The Planning Board conducted a public hearing on the Josephine Landing Subdivision, 1st Filing preliminary plat on April 26, 2016. Staff provided a brief presentation to the Planning Board. The Planning Board members asked for clarification on Condition 5, regarding future improvements to the Story Road connection out of the subdivision to the east, and if there is a trigger as was required in the Harmony Meadows Subdivision to the east to determine if there are any impacts on Story Road.  Staff responded that Condition 5 requires Josephine Landing development to provide an updated Traffic Impact Study at the second filing to determine if there are any impacts from its subdivision on Story Road, which goes east through Harmony Meadows Subdivision and a County subdivision, River Grove Estates, out to Mullowney Lane. Staff explained that if the TIS identifies impact thresholds for traffic, then the developer would be required to make a cash contribution to the construction of Story Road.  A question was asked about the multi-use trail that is to be built on the south side of Elysian Road and if it is required to be built with the First Filing.  Staff responded that it is not required to be built with the First Filing but due to collaboration between this developer and the developer of Harmony Meadows, it will be built during this phase.

The developer, Greg McCall of McCall Development, spoke about the proposed subdivision and stated that they worked with the developer of Harmony Meadows to coordinate building the trail system to extend to the school early in the development process.  Board Member Dave Goodridge asked about Condition 5.  The applicant said he did not feel there will be a lot of impact from the Josephine Landing Subdivision on Story Road, but they will pay their proportionate share should the TIS determine they are impacting the road. Planning Board Member Patrick Klugman asked if there was consideration given to long term connectivity for trails in the area.  The applicant stated he considered the Heritage Trail Master Plan for other points of connectivity along with opportunities to go along the Yellowstone River and was incorporating those elements into the overall master plan for the subdivision.
 
One of the partners for the Harmony Meadows Subdivision, Pat Weber, stated that there is parkland to the south of Story Road in Harmony Meadows Subdivision and there is also parkland south of Story Road in Josephine Landing.  He said the future Marathon Loop Trail can go through both subdivisions along with the coordinated trail between them on the south side of Elysian Road.

Planning Board members complimented the two developers for coordinating trails in the subdivisions. No one else spoke and the public hearing was closed. A motion was made to conditionally approve the preliminary plat of Josephine Landing with the findings of fact and the proposed conditions of approval and the motion was seconded. Board Member Patrick Klugman commented the collaboration of developers is a great thing.  He commended the McCalls and Mr. Weber for “going above and beyond” and Board Member Francisco Saldivar concurred.  Board Member Dave Goodridge thanked the McCalls for the “community feel” of Josephine Crossing Subdivision.  He commented he does not like the idea of developers being responsible for construction of County roads in a County subdivision, as it puts a burden on the developer. A voice vote was taken and the motion passed unanimously.
 

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