Staff recommends conditional approval of the preliminary plat of Descro Subdivision, 7th Filing, Amended Lots 1-B-1 and 1-C, Block 29, to the City Council, and adoption of the Findings of Fact as presented in the staff report. 

PROPOSED CONDITIONS OF APPROVAL 
Staff recommends the following conditions of approval:  

1. To minimize impacts on surrounding streets and intersections and to provide safe traffic movement, prior to final plat approval, the applicant, in consultation with City Engineering Department, using the submitted TIS, will determine if there are contributions or improvements that need to be made to surrounding streets. These will be included in the SIA under the heading III Transportation A. Streets.
 
2. To ensure smooth traffic flow and accommodate parking within the entire development, prior to final plat approval, the applicant will establish a Reciprocal Access and Parking Agreement.

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 of the City of Billings, and the laws and Administrative Rules of the State of Montana.

On August 3, 2020, Sanderson Stewart, applied for preliminary minor plat approval for Amended Lots 1-B-1 and 1-C, Block 29, Descro Subdivision, 7th Filing. The proposed subdivision creates 3 lots for redevelopment. The subject property is generally located on the northwest corner of the intersection of 24th Street West and St. Johns Avenue. The property is zoned Community Commercial (CC). The land is currently developed as a commercial mix of businesses. There is vacant land where a building was removed with a large parking area along 24th Street for future development.

Consistency with the 2016 Growth Policy, the 2018 Transportation Plan and Billings Area Bikeways and Trail Master Plan are discussed within the Findings of Fact which is attached to this report.

PROCEDURAL HISTORY  PLAT INFORMATION

• Pre-application meeting June 18, 2020
• Preliminary plat application submitted to Planning Division August 3, 2020.
• Preliminary plat to City Council September 14, 2020
• 35 working-day preliminary plat review period ends September 22, 2020

PLAT INFORMATION

General location:                                Northwest corner of the intersection of 24th Street West and St Johns Avenue
Legal Description:                              Descro Subdivision, 7th Filing, Amended Lots 1-B-1 and 1-C, Block 29
Owner/Subdivider:                             Central Avenue Mall
Engineer and Surveyor:                      Sanderson Stewart Engineering
Existing Zoning:                                 CC
Existing land use:                               Vacant land, parking lot, mix of businesses
Proposed land use:                             Commercial development
Gross and Net area:                            7.36 acres / 7.36 acres
Proposed number of lots:                     3
Lot size:                                            Max:    4.41 acres
                                                        Min.:    1.4 acres
Parkland requirements:                       This commercial development is not required to provide parkland dedication.

A public hearing is not scheduled for the City Council meeting; however nearby property owners may attend the City Council meeting.  The Planning Division has received no public comments or questions regarding the proposed subdivision.

One of the purposes of the City’s subdivision review process is to identify potential negative effects of property being subdivided. When negative effects are identified, it is the subdivider’s responsibility to mitigate those effects. Various City departments, private service/utility providers and the affected school district(s), have reviewed this application and provided input on effects and mitigation.  The Findings of Fact, which are presented as an attachment, discuss potential negative impacts of the subdivision and conditions of approval are recommended as measures to further mitigate any impacts. In this case, there were found to be minimal impacts from this proposed subdivision.

In accordance with state law, the City Council has 35 working days to act upon this minor preliminary plat. The 35 working day review period for the proposed plat ends on September 22, 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 35 working day review period, the City Council is required to:
1. Approve;
2. Conditionally Approve; or
3. Deny the Preliminary Plat

Approval of this subdivision does not impact the Planning Division budget.