On August 1, 2018, Sanderson Stewart, agent for High Sierra II, Inc., applied for preliminary major plat approval for High Sierra Subdivision, 12th Filing. The proposed subdivision creates 66 lots for residential development on a 16.8 acre parcel of land. This proposal is part of a larger approved master plan of High Sierra Subdivision which includes a total of approximately 1,375 lots platted from 400 acres in multiple filings. The subject property is generally located North of Topanga Avenue in the 11th Filing and east of High Sierra Boulevard in the northwest Billings Heights. The property is zoned Residential-7,000-Restricted (R-70-R).

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 October 26, 2018. 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

VARIANCE REQUESTED
No variance has been requested.

PROCEDURAL HISTORY

• A pre-application meeting was held on July 16, 2018 to discuss the proposal.
• The preliminary plat application was submitted to the Planning Division on August 1, 2018.
• A departmental review meeting was conducted on August 16, 2018.
• The preliminary plat was resubmitted with revisions based on department reviews on August 23, 2018.
• The Planning Board reviewed the plat on September 11, 2018.
• The Planning Board conducted a public hearing on September 25, 2018, and forwarded a recommendation to the City Council.
• The City Council will consider the preliminary plat on October 22, 2018.
• The 60 working-day preliminary plat review period ends October 26, 2018.

PLAT INFORMATION
General location:                North of Topanga Avenue in the 11th Filing and East of High Sierra Boulevard
Legal Description:              Lot 17, Block 6 of High Sierra Subdivision, 11th Filing
Owner/Subdivider:             High Sierra II, Inc., Gary Oakland
Engineer and Surveyor:     Sanderson Stewart, Gary Owen
Existing Zoning:                 R-70-R
Existing land use:              Vacant
Proposed land use:           Residential
Gross and Net area:         16.82 acres; 12.74 acres
Proposed number of lots: 66
Lot size:                           Max: 13,300 square feet  Min: 7,005 square feet
Parkland requirements:    Parkland dedication requirements for this proposed plat is1.401 acres. The applicants are proposing to make a cash-in-lieu of land contribution for parkland.

STAKEHOLDERS
Staff gave a brief presentation about the proposed subdivision.  Board President Darrel Tunnicliff asked if there were any questions for staff about the proposed subdivision. There were none.  Board President Darrel Tunnicliff asked if the applicant or the agent would like to stand and speak to the board.  Mr. Gary Oakland stood and made himself available for any questions the board members may have and there were none.  The public hearing was opened and no testimony was received.  The public hearing was closed and a motion was made to forward a recommendation of conditional approval, including the Findings of Fact, to the City Council, The motion was seconded and received a unanimous vote.

If the City Council approves the preliminary plat, the subject property may further develop under private ownership, resulting in additional tax revenues.

The Planning Board is forwarding a recommendation of conditional approval of the preliminary plat of High Sierra Subdivision, 12th Filing to the City Council, and adoption of the Findings of Fact as presented in the staff report.

PROPOSED CONDITIONS OF APPROVAL
The Planning Board recommends the following conditions of approval:
1. To protect the public health and safety, prior to final plat approval the applicant will provide drawings to be reviewed and approved by engineering for the water, sewer and stormwater systems associated with the subdivision.
2. To provide for the installation of utilities, utility easements shall be shown on the final plat as requested by the affected public and private utility companies.
3. Minor changes may be made in the SIA and final documents, as requested by the Planning, Legal or Public Works Departments to clarify the documents and bring them into the standard acceptable format.
4. The final plat shall comply with all requirements of the City of Billings Subdivision Regulations, rules, regulations, policies, and resolutions.