The developer of the High Sierra Subdivision, 10th Filing, is requesting the City Council grant a two-year extension of the preliminary plat approval for the subdivision. High Sierra Subdivision, 10th Filing would create 37 lots for residential development out of 19.56 acres, and is part of a larger master planned area with multiple filings (see attached Master Plan).  The property is located north of Annandale Road and east of Greenbriar Road in the Lake Hills area of the Billings Heights. The property is zoned Residential-7000-Restricted (R-70-R).

City Council granted conditional approval of the preliminary plat of High Sierra Subdivision, 10th Filing on August 25, 2014. The three year preliminary plat approval period expires on August 25, 2017.  There have been challenges that have slowed the development of the subject property, including timing of access and utilities (water, sewer, storm) running up Annandale Road, which are now complete. There also has been some delay in working through the mitigation of storm water run-off for the site. The developer has been actively pursuing use of an off-site area for storm water treatment and detention. The City Public Works Department is aware of this process and the progress being made. With the approval deadline approaching, the subdivider has requested a two year extension. If the extension is granted, the preliminary plat approval will remain valid until August 25, 2019.

Section 23-302.M. of the City Subdivision Regulations stipulates that the conditional approval of major preliminary plats shall be in force for not more than three years unless extended by City Council to a period of time mutually agreed-upon by Council and the subdivider. The governing body may issue more than one extension.

The City Council may:

• Approve the request to extend the preliminary plat approval for two years; or
• Deny the request.

Section 23-302.M. lists seven criteria for City Council to consider when evaluating a request for a preliminary plat approval extension request. They are as follows:
1.  Changes to the subdivision regulations since the original approval and whether the subdivision as originally approved is essentially compliant with the new regulations.
2.  Progress to date in completing the subdivision as a whole and any phases.
3.  Phasing of the subdivision and the ability for the existing development to operate without the delayed development.
4.  Dependence of infrastructure development on the subdivision.
5.  Duration of the requested extension.
6.  Demonstrated ability of the subdivider to complete the subdivision.
7.  Such other factors or criteria as deemed material in the discretion of the governing body.

Planning staff's evaluation of these criteria is included in Attachment 1.

Platting and subsequent development of 37 lots for residential development would increase the tax revenues for the City. Allowing the subdivider additional time to install required infrastructure and to prepare the final plat documents for approval and recording should not have any direct financial impact to the City.

Staff recommends that the City Council approve the request for an extension of the preliminary plat approval date for High Sierra Subdivision, 10th Filing for two years, and set the new expiration date to August 25, 2019.