On January 1, 2020, Sanderson Stewart, agent for High Sierra II, Inc., applied for preliminary major plat approval for High Sierra Subdivision, 15th Filing.  The proposed subdivision creates 27 lots for residential development on a 7.06-acre parcel of land. This proposal is part of a larger approved master plan of High Sierra Subdivision. The subject property is generally located northwest of Gleneagles Boulevard and north of Matador Avenue in 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 March 27, 2020. 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.

Approval of this subdivision will have no direct financial impact on the Planning Division.

PROCEDURAL HISTORY

• Pre-application meeting November 21, 2019
• Preliminary plat application submitted to the Planning Division January 2, 2020
• Departmental review meeting January 16, 2020
• Preliminary plat resubmitted January 23, 2020
• Planning Board review meeting February 11, 2020
• Planning Board public hearing February 25, 2020
• Preliminary plat to City Council March 23, 2020
• 60 working-day preliminary plat review period ends March 27, 2020

PLAT INFORMATION

General location:                                Northwest of Gleneagles Boulevard and north of Matador Avenue
Legal Description:                              Lot 5, Block 28 of High Sierra Subdivision, 14th Filing
Owner/Subdivider:                             High Sierra II Inc.
Engineer and Surveyor:                     Sanderson Stewart
Existing Zoning:                                 R-70-R
Existing land use:                               Vacant
Proposed land use:                            Residential
Gross and Net area:                          7.06 acres / 5.33 acres
Proposed number of lots:                   27
Lot size:                                             Max:    11,642 square feet
                                                          Min:    7,162 square feet
Parkland requirements:                     Parkland dedication requirements for this proposed plat is 0.587. This parkland dedication is being met with High Sierra, 14th Filing.

Staff gave a brief presentation to the Planning Board. President Woods asked if there were any question from the board for planning staff.  There were none. The applicant and agent did not address the board and there were no questions from the board for them. 

President Woods opened the public hearing. Mr. Nathan Anderson stood to speak and reported water seeping out from the base of the fire hydrant near his home west of the proposed subdivision. He believes there is a natural spring located there.  He said he found water seepage when he dug an 18” fence post hole in his back yard. He also stated the adjacent parcel is frequently flooded.  Mr. Anderson also voiced concern with children’s safety and the traffic speeds. He asked about this development’s impact on the fire fighters’ and police officer’s resources.  He asked what will be done if the public safety mill levy does not pass and spoke about the developer building homes with very limited public safety services. There were no others wishing to speak.

Mr. Gary Owen, agent for the applicant, stood to address the concerns of the property owner. Board member Thompson asked if the water is coming from a known source.  Gary Owen stated they are aware of the spring and they are planning to address the issue with the street development.  They plan to run storm drain to pick up the spring and funnel the water out of the area.  They are also aware of the runoff on Matador and the storm water design will pick up water and convey it northward to existing detentions ponds.

The public hearing was closed and brought back to the board for a motion.  A motion was made to recommend conditional approval to the City Council and adopt the findings of fact as presented by staff, the motion was seconded. There was no further discussion. The board voted unanimously in favor of the motion.

Consistency with the 2016 Growth Policy, the 2018 Transportation Plan, the Billings Heights Neighborhood Plan and Billings Area Bikeways and Trail Master Plan are discussed within the Findings of Fact.