September 3, 2019, the Planning Division received an application for major plat approval for the proposed The Meadows Subdivision.  The property is generally located on the northeast corner of the intersection of Central Avenue and 48^th Street West. This subdivision would create 129 lots from a 78.809-acre parcel of land.  The applicant is proposing to develop residential subdivision with Residential 15,000 (R-150) zoning.  One lot, Lot 1 of Block 1, the lot on the east side of Misty Meadow Lane off Central Avenue, is zoned Neighborhood Commercial (NC). The requested zone change went to the BOCC on September 27, 2019 and it was approved. The land is currently farmland.

Staff recommends that the Yellowstone County Planning Board recommend to the Board of County Commissioners to conditionally approve the preliminary plat of The Meadows Subdivision and adopt 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 systems, septic systems and the proposed storm water management.
2. To ensure public health and safety, prior to final plat approval, the applicant will provide Home Owner Association documents that specifically outline what systems in the subdivision the owners are responsible for and how those fees will be collected.
3. To protect public health and safety and to reduce traffic conflicts, prior to final plat approval, the applicant will show a one foot no access strip on the lots along the western edge of the right of way of River Meadow Road. The applicant will also show 1 foot no access strips along Broadwater Avenue and provide shared accesses for those lots.
4. To protect public health and safety and keep public roads without obstructions, prior to final plat approval, the applicant will obtain written permission from County Public Works for any type of obstruction in the public right of way.  This requirement will be included in the SIA under the heading III Transportation A. Streets.
5. To protect public health and safety and provide for future road maintenance, prior to final plat approval, the applicant will create an RSID for the new public roads within the subdivision with the ability to expand with each new phase.
6. To protect public health and safety and to comply with Yellowstone County Road regulations, prior to final plat approval, the applicant will provide copies of access permits for any access off 48^th Street West or Central Avenue or any driveway accesses within the new subdivision.
7. To protect the public health and safety and provide continuous sidewalks throughout the proposed subdivision, prior to final plat approval, the applicant will add a sentence in section III Transportation A. Streets. It will clarify that the construction of the uncompleted sidewalks shall begin a minimum of one month prior to the two-year mark of the opening of each phase or the applicant will provide a bond that is in force for 2.5 years from the opening of each phase.
8. To protect public health and safety with proper fire suppression, prior to final plat approval, the applicant will submit construction drawings to BUFSA for a 30,000 gallon dry hydrant system for review and approval. Once installed the applicant will request BUFSA test the system to ensure it works correctly and to receive an approval from BUFSA.
9. To ensure correct cash in lieu contribution for parkland, prior to final plat approval the applicant will submit an estimate of land value following Section 10.6 in Yellowstone County Subdivision Regulations (YCSR).
10. 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.
11. To ensure proper documentation for the proposed phasing of the subdivision, prior to final plat approval, the applicant will include the Exhibit and Declaration of Restriction on Transfer documents for future phases.
12. 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.   
13. 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.
14. 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.  

No variances are requested for this subdivision.

• Pre-application meeting February 14, 2019
• Preliminary plat application submitted to Planning Division September 3, 2019
• Departmental review meeting September 19, 2019
• Preliminary plat resubmitted September 26, 2019
• Planning Board plat review October 8, 2019
• Planning Board public hearing October 22, 2019
• Preliminary plat to Yellowstone County Board of County Commissioners November 19, 2019
• 60 working-day preliminary plat review period ends November 27, 2019

General location:                                            Northeast corner of the intersection of Central Avenue and 48^th Street West
 
Legal Description:                                          S03, T01 S, R25 E, S2SWSW (LESS C/S 2221): S03, T01 S, R25 E, N2SWSW: S03, T01 S, R25 E, S2NWSW (LESS COS 3053): S03, T01 S, R25 E, N2NWSW
 
Owner/Subdivider:                                         Regal Land Development
 
Engineer/Surveyor:                                         Performance Engineering
 
Existing Zoning:                                             Residential 15,000 (R150) and Neighborhood Commercial (NC)
 
Existing land use:                                            Farmland
 
Proposed land use:                                          Residential
 
Gross and Net area:                                         78.809 acres / 66.873 acres
 
Proposed number of lots:                                129
 
            Max. lot size:                                       3.81 acres
            Min. lot size:                                       0.34 acres
Parkland requirements:                                   There required parkland dedication is 5.076 acres; the applicant is proposing to dedicate 3.258 acres of parkland and do the remaining amount in a cash in lieu contribution.