On December 15, 2016, Sanderson Stewart, agent for Stock Development, applied for preliminary minor plat approval for Shiloh Commons Subdivision. The proposed subdivision creates 5 new lots for commercial development. The subject property is generally located on the northeast corner of the intersection of Central Avenue and Shiloh Road.  The property is zoned Community Commercial (CC) and the proposed lots will be developed in compliance those zoning regulation requirements.
 

In accordance with state law, the City Council has 35 working days to act upon this major preliminary plat. The 35 working day review period for the proposed plat ends on February 7, 2017. 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 35 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.
 

PROCEDURAL HISTORY

• A pre-application meeting was held on May 19, 2016 to discuss the proposal.
• The completeness review was submitted on November 18, 2016
• The preliminary plat application was submitted to the Planning Division on December 15, 2016.
• Departmental comments were due on December 30, 2016.
• The City Council will consider the preliminary plat on January 23, 2017.
• The 35 working-day preliminary plat review period ends February 7, 2017.

PLAT INFORMATION
 
General location:                                Northeast corner of the intersection of Central Avenue and Shiloh Road.
 
Legal Description:                              Certificate of Survey 2277 Amended
 
Owner/Subdivider:                             Stock Development
 
Engineer and Surveyor:                      Sanderson Stewart
 
Existing Zoning:                                 Community Commercial (CC)
 
Existing land use:                               Vacant Grass Land
 
Proposed land use:                             Commercial
 
Gross:                                               9.38 acres
 
Proposed number of lots:                    5
 
Lot size:                                               Max:    2.18 Acres
                                                            Min.:    1.38 acres
 
Parkland requirements:                       No parkland is required as this is a commercial development
 
Variance requested:                            No variances have been requested.
 

A public hearing is not scheduled for the City Council meeting; however nearby property owners may attend the City Council meeting.  The Planning Division has received no public comments or questions regarding the proposed subdivision. 
 

Consistency with the 2016 Growth Policy, the Transportation Plan 2014 Update, and Billings Area Bikeways and Trail Master Plan are discussed within the Findings of Fact.
 

One of the purposes of the City’s subdivision review process is to identify potential negative effects of property being subdivided. When negative effects are identified it is the subdivider’s responsibility to mitigate those effects.  Various City departments 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.