Staff recommends conditional approval of the preliminary plat of Big Iron Subdivision, a two lot minor subdivision, to the City Council, and adoption of the Findings of Fact as presented in the staff report. 

PROPOSED CONDITIONS OF APPROVAL
Planning staff recommends the following conditions of approval:

1. 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.
 
2. 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 October 15, 2020, Sanderson Stewart, applied for preliminary minor plat approval for Big Iron Subdivision. The proposed subdivision creates 2 lots for development. The subject property is generally located at 3716 South Frontage Road. The property is zoned Controlled Industrial (CI). The land currently has an existing building on it, which will be on Lot 2 of the proposed subdivision. The property owner is also requesting to be annexed into the city. These applications are being considered by the City Council during the same business meeting. Prior to acting on the subdivision, the City Council must first hold a public hearing and act on the petition for annexation.

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 

• Pre-application meeting February 27, 2020
• Completeness review to Planning Staff, August 25, 2020
• Preliminary plat application submitted to Planning Division October 15, 2020
• Preliminary plat to City Council November 23, 2020
• 35 working-day preliminary plat review period ends December 7, 2020

PLAT INFORMATION
General location:                               3716 South Frontage Road
Legal Description:                              C.O.S. 1121, Parcel 2A1, Amended
Owner/Subdivider:                             Hogan Properties, LLC
Engineer and Surveyor:                     Sanderson Stewart
Existing Zoning:                                 CI
Existing land use:                              Vacant land and Existing Business
Proposed land use:                           Commercial
Gross and Net area:                          3.47 acres / 3.47 acres
Proposed number of lots:                  2
Lot size:                                              Max:   2.42 acres
                                                           Min:    1.32 acres
Parkland requirements:                      No parkland is required as this is a commercial 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 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 subdivision.
 

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.

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 December 7, 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.