On December 1, 2017, the Planning Division received an application for preliminary major plat approval for The Nines Subdivision. The proposed plat creates 88 lots for residential development. The subject property is generally located at 1245 South 64th Street West, which is north of Hesper Road and the Elder Grove School. The property is outside of zoning. The Yellowstone County Board of Planning will review the plat at this meeting and conduct a public hearing on Tuesday, January 23, 2018. The Board of County Commissioners will act on the proposal on February 13, 2018.
 

Staff recommends the Planning Board recommend the Yellowstone County Board of County Commissioners conditionally approve the preliminary plat of The Nines Subdivision and adopt the Findings of Fact as presented in the staff report. Staff is recommending denial of the requested variance.

PROPOSED CONDITIONS OF APPROVAL
Pursuant to Section 76-3-608(4), MCA, the following conditions are recommended to reasonably minimize potential adverse impacts identified within the Findings of Fact.
 
1. To minimize effects on local services, prior to final plat approval the applicant will create new RSID’s for maintenance of roads for this subdivision and will provide for the RSID(s) to be expanded with each phase. 
2. To ensure public safety and provide needed fire suppression service, prior to final plat approval the applicant will expand the RSID-M for the dry hydrant system in DeWit Subdivision to include all of Phase I within this subdivision. 
3. To ensure public safety and provide needed fire suppression service, prior to final plat approval the applicant will create an RSID-M for the dry hydrant system that will be built in Phase II.  This RSID-M will be for both Phase II and III. 
4. To provide for adequate maintenance of privately maintained lands and systems within the subdivision and to minimize the effects on local services, prior to final plat approval the applicant will submit HOA documents that within them specifically outline the homeowners’ responsibility to maintain the community wells, community septic systems, irrigation infrastructure and private parks within the subdivision. 
5. To minimize the effects on local service, prior to final plat approval the applicant will coordinate with the USPS for locating and provided the correct amount of space for safely delivering the mail to the residents. 
6. To minimize the effects on the local environment, prior to final plat approval the applicant is required to obtain a weed management plan and a property inspection shall be done by the County Weed Department. 
7. To provide needed private utility infrastructure, prior to final plat approval the applicant will coordinate with the private utility providers to determine needed utility easements and show them on the final plat. 
8. Minor changes may be made in the SIA and final documents, as requested by the Planning and/or Public Works Departments to clarify the documents and bring them into the standard acceptable format.            
9. The final plat shall comply with all requirements of the County Subdivision Regulations, rules, regulations, policies, and resolutions of the Yellowstone County, and the laws and Administrative Rules of the State of Montana.

The applicant is asking for a variance from the requirements of YCSR. The applicant is requesting a variance from YCSR Section 4.6 B 8, Street Continuity, also from Section 4.6.B., 15 Street/Road Names and Lot Addresses. These regulations require developers to continue a street name when one of the proposed new streets lines up with an existing street. 
 
Staff is recommending denial of the variance request. Further explanation and analysis can be found in Attachment A.
 

• A pre-application meeting was held on September 14, 2017 to discuss the proposal.
• The preliminary plat application was submitted to the Planning Division on December 1, 2017.
• A departmental review meeting was conducted on December 14, 2017.
• The preliminary plat was resubmitted with revisions based on department reviews on December 21, 2017.
• The Planning Board will review the plat on January 9, 2018.
• The Planning Board will conduct a public hearing on January 23, 2018, and forward a recommendation to the Board of County Commissioners.
• The Board of County Commission will consider the preliminary plat on February 13, 2018.
• The 60 working-day preliminary plat review period ends February 27, 2018.

General location:                                           1245 South 64th Street West
 
Legal Description:                                          COS 2467, Parcel 2C
 
Subdivider/Owner:                                          P3Coleman, LLC
 
Engineer and Surveyor:                                  Sanderson Stewart
 
Existing Zoning:                                            Outside of Zoning
 
Existing land use:                                          Farmland
 
Proposed land use:                                        Single-Family Residential
 
Gross area:                                                    78.3 acres
 
Net area:                                                        63.38 acres
 
Proposed number of lots:                                 88
 
Lot size:                                                         Max:    72,983 square feet   Min: 8,127 square feet
                                                                         
Parkland requirements:                                   Parkland dedication is required in the amount of 3.7acres.  The applicant is
                                                                    proposing to provide 9.7 acres of private parkland maintained by the HOA.