7.a.2.
Planning Board Meeting 2 (4th Tuesday)
- Meeting Date:
- 07/24/2018
Information
INTRODUCTION
On June 1, 2018 WWC Engineering, Greg Reid, agent for Wineridge, Inc, applied for preliminary minor plat approval for West Meadows Subdivision, Amended. The proposed subdivision creates 52 lots. This application will re-plat the single lot created by a previous subdivision that removed existing lots and will include new road alignments. The subject property is generally located east of 80th Street West and south of what will be Central Avenue. The property is outside of zoning. The land is vacant at this time.
RECOMMENDATION
Staff recommends the Planning Board forward a recommendation of conditional approval to the Board of County Commissioners for the preliminary plat of West Meadows Subdivision 2nd Filing, denial of the requested variance, and adoption the Findings of Fact as presented in the staff report.
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 protect public health and safety, prior to final plat approval the applicant will receive approval from the MDEQ for the proposed water cisterns, community septic system and the proposed storm water management.
2. To provide for future maintenance of all public roads within West Meadows Subdivision, prior to final plat approval the applicant will either expand an existing RSID-M or create an RSID-M for the public roads.
3. To protect public health and safety, prior to final plat approval, should the variance request be denied, the applicant will add language in the SIA under the heading IV Emergency Service that addresses the installation of a 30,000-gallon dry hydrant system. The language will include the location of the proposed 30,000-gallon dry hydrant system and the system will be shown on the plat, located in a public easement or public right of way. An RSID-M will either be expanded or a new one created for the maintenance of the dry hydrant system. The applicant shall submit for review and approval of the hydrant construction drawings to the Laurel Volunteer Fire Department (LVFD). Additionally, the applicant shall obtain a letter from the LVFD stating the system has been installed correctly and is functioning properly.
4. To minimize the effects on local service, prior to final plat approval the applicant will coordinate with the USPS for locating and providing the correct amount of space for safely delivering the mail to the residents.
5. To ensure the proposed irrigation pond system is an allowable use of publicly owned lands, prior to final plat approval the applicant will receive permission from the County Park Board to install an irrigation pond in the public park for irrigation of private yards in the subdivision. This system will be outlined in the SIA under the heading VIII. Irrigation. It will also include an outline of who is responsible for maintenance of the system and how fees will be collected.
6. To ensure proper documentation of the proposed phases of this proposed subdivision prior to final plat approval the applicant will provide all necessary documents and any clarification that may be needed within the SIA.
7. To minimize effects on the natural environment, prior to final plat approval a weed management plan and property inspection shall be completed by the County Weed Department.
8. To ensure the placement of easements for private utility providers, prior to final plat approval the applicant will coordinate with private utility companies to provide needed easements within the proposed subdivision.
9. 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.
10. The final plat shall comply with all requirements of the County Subdivision Regulations, rules, regulations, policies, and resolutions of the Yellowstone County, including laws regarding moving houses onto or off the property, and the laws and Administrative Rules of the State of Montana.
PLAT REVIEW DISCUSSION/STAKEHOLDERS
Staff gave a presentation about the proposed subdivision and stood for questions from the Planning Board. One question from the Board concerned whether the Planning Division gets a copy of the weed management plan from the County Weed Department. Staff responded those documents are received by the Division and become part of the file.
The Planning Board President asked if the applicant or agent wished to address the board. Mr. Tom Llewelyn stood to speak to the board. He stated the replat was to increase the number of lots available for homes and to reduce the amount of roads in the subdivision. He also stated the developer will be constructing a pond in the existing public park to provide homeowners with irrigation water for their lawns. This water will be distributed by a piping infrastructure to the houses with a pump system to pressurize the system. He added they are currently working to secure water rights from the ditch company.
He also addressed the variance stating that the current open pond system located further than 1/2 mile from the subdivision provides more water than the 30,000 gallon tank would provide and that the additional cost of constructing a buried tank was unnecessary. Mr. Llewelyn stated he is still trying to get in contact with the Laurel Volunteer Fire Department to discuss the variance request with them. Staff clarified that the information provided in Attachment A was based on a phone call between planning staff and Jason Shovar, the LVFD Fire Marshal.
Board Member Thompson asked how much park land would the proposed irrigation pond take up? Mr. Llewelyn answered that it would take up 1 acre out of the 6 acre park. Boar Member Tunniclif asked how the pond would be filled from the ditches? The answer given was there would have to be a pipe installed with a head gate to get water to the proposed pond.
There were no other questions from the Board to the applicant. Board President Tunniclif asked for clarification from staff of what the variance request was for. Staff answered that the variance request was to not have to install a 30,000 gallon dry hydrant fire suppression tank that is within 1/2 road mile from the farthest structure in the subdivision.
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 protect public health and safety, prior to final plat approval the applicant will receive approval from the MDEQ for the proposed water cisterns, community septic system and the proposed storm water management.
2. To provide for future maintenance of all public roads within West Meadows Subdivision, prior to final plat approval the applicant will either expand an existing RSID-M or create an RSID-M for the public roads.
3. To protect public health and safety, prior to final plat approval, should the variance request be denied, the applicant will add language in the SIA under the heading IV Emergency Service that addresses the installation of a 30,000-gallon dry hydrant system. The language will include the location of the proposed 30,000-gallon dry hydrant system and the system will be shown on the plat, located in a public easement or public right of way. An RSID-M will either be expanded or a new one created for the maintenance of the dry hydrant system. The applicant shall submit for review and approval of the hydrant construction drawings to the Laurel Volunteer Fire Department (LVFD). Additionally, the applicant shall obtain a letter from the LVFD stating the system has been installed correctly and is functioning properly.
4. To minimize the effects on local service, prior to final plat approval the applicant will coordinate with the USPS for locating and providing the correct amount of space for safely delivering the mail to the residents.
5. To ensure the proposed irrigation pond system is an allowable use of publicly owned lands, prior to final plat approval the applicant will receive permission from the County Park Board to install an irrigation pond in the public park for irrigation of private yards in the subdivision. This system will be outlined in the SIA under the heading VIII. Irrigation. It will also include an outline of who is responsible for maintenance of the system and how fees will be collected.
6. To ensure proper documentation of the proposed phases of this proposed subdivision prior to final plat approval the applicant will provide all necessary documents and any clarification that may be needed within the SIA.
7. To minimize effects on the natural environment, prior to final plat approval a weed management plan and property inspection shall be completed by the County Weed Department.
8. To ensure the placement of easements for private utility providers, prior to final plat approval the applicant will coordinate with private utility companies to provide needed easements within the proposed subdivision.
9. 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.
10. The final plat shall comply with all requirements of the County Subdivision Regulations, rules, regulations, policies, and resolutions of the Yellowstone County, including laws regarding moving houses onto or off the property, and the laws and Administrative Rules of the State of Montana.
PLAT REVIEW DISCUSSION/STAKEHOLDERS
Staff gave a presentation about the proposed subdivision and stood for questions from the Planning Board. One question from the Board concerned whether the Planning Division gets a copy of the weed management plan from the County Weed Department. Staff responded those documents are received by the Division and become part of the file.
The Planning Board President asked if the applicant or agent wished to address the board. Mr. Tom Llewelyn stood to speak to the board. He stated the replat was to increase the number of lots available for homes and to reduce the amount of roads in the subdivision. He also stated the developer will be constructing a pond in the existing public park to provide homeowners with irrigation water for their lawns. This water will be distributed by a piping infrastructure to the houses with a pump system to pressurize the system. He added they are currently working to secure water rights from the ditch company.
He also addressed the variance stating that the current open pond system located further than 1/2 mile from the subdivision provides more water than the 30,000 gallon tank would provide and that the additional cost of constructing a buried tank was unnecessary. Mr. Llewelyn stated he is still trying to get in contact with the Laurel Volunteer Fire Department to discuss the variance request with them. Staff clarified that the information provided in Attachment A was based on a phone call between planning staff and Jason Shovar, the LVFD Fire Marshal.
Board Member Thompson asked how much park land would the proposed irrigation pond take up? Mr. Llewelyn answered that it would take up 1 acre out of the 6 acre park. Boar Member Tunniclif asked how the pond would be filled from the ditches? The answer given was there would have to be a pipe installed with a head gate to get water to the proposed pond.
There were no other questions from the Board to the applicant. Board President Tunniclif asked for clarification from staff of what the variance request was for. Staff answered that the variance request was to not have to install a 30,000 gallon dry hydrant fire suppression tank that is within 1/2 road mile from the farthest structure in the subdivision.
VARIANCES REQUESTED
A variance from Section 4.14(C)(2) of the Yellowstone County Subdivision Regulations (YCSR) has been requested. This requirement is for fire suppression required to be within ½ road mile of the farthest structure in the subdivision. Staff is recommending denial of the variance request. Further explanation and analysis can be found in Attachment A.
PROCEDURAL HISTORY
- A pre-application meeting was held on March 29, 2018 to discuss the proposal.
- The preliminary plat application was submitted to the Planning Division on June 1, 2018
- Departmental review comments were returned on June 14, 2018.
- The preliminary plat was resubmitted with revisions based on department reviews on June 28, 2018.
- The Planning Board reviewed the plat on July 10, 2018.
- The Planning Board will conduct a public hearing on July 24, 2018, and forward a recommendation to the Board of County Commissioners.
- The Yellowstone County Board of County Commissioners will be considering the application at its regular meeting on August 21, 2018.
- The 60 working-day preliminary plat review period ends August 27, 2018.
PLAT INFORMATION
General location: Generally located on the east side of 80th Street West and south of what will be Central Avenue
Legal Description: West Meadows Subdivision, Amended
Owner/Subdivider: Wineridge, Inc.
Engineer and Surveyor: WWC Engineering
Existing Zoning: Outside of zoning
Existing land use: Vacant Land
Proposed land use: Residential
Gross and Net area: 60.69 acres / 53.86 acres
Proposed number of lots: 52
Lot size: Max: 2.0 acres
Min: 0.56 acres
Parkland requirements: Parkland requirements have been previously met.
Variance requested: A variance has been requested from Section 4.14(C)(2) YCSR which requires a
fire suppression system within ½ road mile.
Legal Description: West Meadows Subdivision, Amended
Owner/Subdivider: Wineridge, Inc.
Engineer and Surveyor: WWC Engineering
Existing Zoning: Outside of zoning
Existing land use: Vacant Land
Proposed land use: Residential
Gross and Net area: 60.69 acres / 53.86 acres
Proposed number of lots: 52
Lot size: Max: 2.0 acres
Min: 0.56 acres
Parkland requirements: Parkland requirements have been previously met.
Variance requested: A variance has been requested from Section 4.14(C)(2) YCSR which requires a
fire suppression system within ½ road mile.