City Staff recommends the Planning Board forward to the City Council a recommendation to conditionally approve the preliminary plat of Golden Meadows Subdivision Expansion, and adopt the Findings of Fact as presented in the staff report.

On February 1, 2023, Sanderson Stewart applied for preliminary major approval for Golden Meadows II Subdivision for Rent of Lease. The proposed subdivision is an expansion of the existing Golden Meadows Mobile Home Park and creates 276 spaces for rent or lease. The subject property is generally located west of 32nd Street West, south of King Avenue West. The property is zoned Residential Manufactured Home, (RMH) The developer will follow zoning requirements with the layout of the proposed expansion of the mobile home park.

VARIANCES REQUESTED
No variances from the City Subdivision Regulations have been requested.

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 submit all drawings and specifications for water systems, sewer systems and stormwater systems to the City of Billings Engineering Department for review and approval prior to installation.
2. 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.
3. To provide needed private utility services to the future residents of the subdivision, prior to final plan approval, the applicant will work with private utility providers to provided needed easements for their utility installation
4. 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.
5. 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.

PROCEDURAL HISTORY

• Pre-application meeting December 10, 2022
• Preliminary plat application submitted to Planning Division on February 1, 2023
• Departmental review meeting February 16, 2023
• Preliminary plat resubmittal February 23, 2023
• Planning Board plat review March 14, 2023
• Planning Board public hearing March 28, 2023
• Preliminary plat to City Council April 24, 2023
• 60 working-day preliminary plat review period ends April 27, 2023

There are no stakeholder responses at this time. Stakeholder input will be received at a public hearing scheduled for this subdivision on March 28th.

Staff gave a brief presentation about the proposed subdivision for lease or rent. Planning board president Dennis Cook asked if there were any questions for staff. Questions asked were directed to the agent Sanderson Stewart, Ms. Sumner Anacker. She said the updates to the TIS included the percentage of a 5% contribution to intersections. When South 32nd Street West was widened it included two traffic lanes, a center turn land and a 'drop lane' on the west side for residents of the existing mobile home parks.  Board members Nordel and Staley expressed concerns about existing traffic and the traffic increase with this subdivision. Also, concerns were raised about pedestrian safety.  Ms. Anacker stated she could provide more information at the next meeting.  Board member Woods pointed out that the new development is required to construct sidewalks the existing trailer park was not required to have sidewalks. Ms. Anacker acknowledged the exiting portion of the subdivision does not have sidewalks and will continue to be used as it currently is with people walking on the roadside. The new development will have sidewalks as well as a trail on the west end.  Board member Woods voiced concern with the need for children’s safety along the BBWA canal on the south side of the property. Ms. Anacker stated a fence will be required for the south side of the development along the BBWA canal.  President Cook asked about the demographics of the existing trailer park. Ms. Anacker stated she could look for that information and provide at the next meeting. Wyeth Friday asked about the location of the parkland.  Ms. Anacker said the decision was to locate the parkland on the west side of this development in order to utilize the existing ponds and native areas and to incorporate a more natural feel to the parkland. 

Mr. Leuthold took a few minutes to address concerns from the board. Mr. Leuthold said he is able to give some background to this project, and its 40 years in the planning. The existing ponds to the west are there in perpetuity and will continue to function for the storm drainage. The owner has discussed providing some larger pedestrian access points to these ponds for the benefit of the future residents. He also addressed the question about the demographics within the existing mobile home park. The predominance of owners in the court are either young couples with young children as a starting point for affordable housing or senior citizens who downsized and also more affordable. They don’t expect to have a preponderance of young families with the expansion, but it is an excellent opportunity for senior housing. The existing mobile home court which was developed 43 years ago was required to have a 2-ft concrete ribbon along the asphalt to provide a minimal area for pedestrians to walk along the road. New standards require full curb, gutter, and sidewalk which will be provided in this new development. Both mobile home parks are owned by the same owner. Should the current owners decide to add sidewalks that would be something they can determine. 

In response to questions about traffic impacts on South 32nd Street West Mr. Leuthold stated the City designed the South 32nd Street West improvements to a principal arterial width, and it will carry tremendous traffic loads. The traffic study pointed to their need to contribute to the improvements that already exist and benefit the entire area. There is a wide boulevard along the frontage of the mobile home park with a boulevard walk for pedestrians moving north to King Avenue or southward to Gabel Road. The sidewalk has been completed for the full length on both sides. Further clarification was given on the signalization contributions as requested by Board member Nordel, this development will provide a cash contribution for the existing improvements already in place. Board member Staley asked if warrants were done when the City made the improvements. Rick Leuthold said this was factored into the street development as this parcel is in a Planned Development Agreement and anticipated to be a mobile home park for 40 years.  Yellowstone County Civil Engineer Mike Black said the County took this into consideration and a pedestrian crossing was provided when the bridge across the BBWA was replaced.  Board members Staley and Nordel voiced concern with the traffic safety from increased traffic from the addition to the mobile home park.  

Sumner Anacker added that they have coordinated with USPS to determine the correct cluster box sizing and location for the mailboxes. They are corresponding with the private utility companies and their landscape team is working on the landscape plan.  Students from this development will attend Elysian School (K-8) and West High School.  Dave Green stated schools will determine routes and assign locations for student pick up and drop-offs.

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 April 27, 2023. 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

This plat will have no fiscal impacts on the City/County Planning Division.

One of the purposes of the City’s subdivision review process is to identify potential negative effects of property being subdivided. Negative effects that are identified become the subdivider’s responsibility to mitigate.  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.