Planning Advisory Board/Zoning Commission Agenda 2 Park ...€¦ · Planning Advisory Board/Zoning...

Planning Advisory Board/Zoning Commission Agenda

2 Park Drive South, Great Falls, MT

City Commission Chambers

May 14, 2019

3:00 PM

OPENING MEETING

1. Call to Order 3:00 P.M.

2. Roll Call- Board Introductions

Peter Fontana- Chair

Michael Wedekind- Vice Chair

Dave Bertelsen

Kelly Buschmeyer

Anthony Houtz

Tory Mills

Charles Pankratz

Samantha Shinaberger

Patrick VanWorth

3. Recognition of Staff

4. Approval of Meeting Minutes- March 26, 2019

BOARD ACTIONS NOT REQUIRING PUBLIC HEARING

5. Lot Aggregation for Longfellow Elementary School Building Project

COMMUNICATIONS

6. Next Meeting Agenda- Tuesday, May 28, 2019

-None

7. Petitions & Applications Received

-Heisler/Calumet Non-Administrative Plat and Rezone

-Love's Travel Stop Annexation and Zoning Request

PUBLIC COMMENT

ADJOURNMENT

1

MINUTES OF THE MEETING OF THE

GREAT FALLS PLANNING ADVISORY BOARD/ZONING COMMISSION March 26, 2019

CALL TO ORDER

The regular meeting of the Great Falls Planning Advisory Board/Zoning Commission was called to order by Chair Pete Fontana at 3:00 p.m. in the Commission Chambers of the Civic Center.

ROLL CALL & ATTENDANCE

Planning Board Members present: Pete Fontana, Chair Dave Bertelsen Kelly Buschmeyer Tory Mills Charles Pankratz Samantha Shinaberger Planning Board Members absent: Anthony Houtz Michael Wedekind, Vice Chair Patrick VanWorth Planning Staff Members present: Thomas Micuda, Deputy Director P&CD Erin Borland, Planner III Connie Tryon, Sr. Admin Assistant Other Staff present: Joseph Cik, Assistant City Attorney Dave Dobbs, City Engineer Jesse Patton, Sr. Engineer Lanni Klasner, Communications Specialist Mr. Micuda affirmed a quorum of the Board was present.

MINUTES Chair Pete Fontana asked if there were any comments or corrections to the minutes of the meeting held on March 12, 2019. Seeing none, Mr. Bertelsen moved to approve the minutes. Mr. Mills seconded, and all being in favor, the minutes were approved.

2

Minutes of the March 26, 2019

Planning Advisory Board Meeting

Page 2

BOARD ACTIONS REQUIRING PUBLIC HEARING

Beehive Homes Assisted Living Facilities- Annexation, Establishment of Zoning, Non- Administrative Plat

Erin Borland, Planner III, explained the subject property is an unincorporated enclave surrounded to the north, east, south, and west by City Limits. The parcels are vacant and the applicant is requesting annexation, establishment of zoning, a non-administrative plat, and to vacate a portion of 15th Alley South in order to develop two 18-bed Beehive Homes assisted living facilities. Ms. Borland reviewed photos of the site and the Zoning Map. The applicant is requesting annexation of 14 lots and the adjoining right-of-way of 15th Alley South. The request is supported by the Growth Policy, specifically by promoting infill and redevelopment of an unincorporated enclave. Upon annexation of these parcels, the applicant will construct 14th Avenue South consistent with City standards, as well as installing sidewalks. The applicant is also responsible for the installation of all public utilities, including the extension of the water main and sanitary sewer main. Finally, the applicant is proposing to construct underground detention that will tie into the City’s existing storm drain system. The applicant has applied for an R-5 Multi-family medium density zoning designation based on the adjacent zoning district, and assisted living facilities are a permitted use in this zoning district. In conjunction with the annexation and zoning designation requests, the applicant is requesting review of an amended plat that will aggregate all 14 lots together, as well as requesting the alley be vacated to created one parcel. Ms. Borland said staff supports the application and recommends approval.

PETITIONER’S PRESENTATION

Jana Cooper, TD&H Engineering, thanked staff and offered to answer any questions from the Board. Mr. Bertelsen asked if a retaining wall along 15th Avenue South was being proposed, and Ms. Cooper said no.

PUBLIC QUESTION AND ANSWER SESSION There was discussion on the zoning designation, specifically whether it was the best match for the proposed use and development requirements such as setbacks. Mr. Mills asked about parking requirements, and Mr. Micuda said with this particular use, parking requirements are based on bed count. Parking is essentially for staff and visitors, which results in a lower parking count than other uses. Ms. Cooper said the requirement was 15 spots and they are proposing 19.

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Page 3

Mr. Pankratz asked if the adjoining warehouse business property owner was contacted and if there were any concerns about the use. Michael Kingsley, 2320 15th Avenue South, said he has been in communication with him regarding the proposed development and he is very supportive. There was discussion on street paving and reimbursements for 14th Avenue South per the Improvement Agreement. Mr. Patton indicated that reimbursement to the developer would be needed.

PUBLIC COMMENT

Brett Doney, Great Falls Development Authority, spoke in favor of the proposed development.

BOARD DISCUSSION AND ACTION

MOTION: That the Planning Advisory Board recommend the City Commission approve the annexation of the subject properties as legally described in the Staff Report, the Improvement Agreement, and the accompanying Findings of Fact/Basis of Decision, subject to the Conditions of Approval being fulfilled by the applicants. Made by: Mr. Pankratz Second: Mr. Bertelsen VOTE: All in favor, the motion carried. MOTION II: That the Zoning Commission recommend the City Commission approve the establishment of R-5 Multi-family Medium Density zoning for the subject properties as legally described in the Staff Report and the accompanying Findings of Fact/Basis of Decision, subject to the Conditions of Approval being fulfilled by the applicants. Made by: Mr. Mills Second: Ms. Buschmeyer VOTE: All in favor, the motion carried. MOTION III: That the Planning Advisory Board recommend the City Commission approve the amended plat aggregating the subject properties as legally described in the Staff Report and the accompanying Findings of Fact/Basis of Decision, subject to the Conditions of Approval being fulfilled by the applicants. Made by: Ms. Shinaberger Second: Ms. Buschmeyer VOTE: All in favor, the motion carried.

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Page 4

COMMUNICATIONS

Next Meeting Agenda – Tuesday, April 9, 2019

None

Petitions & Applications Received:

Heisler/Calumet Non-administrative Plat and Rezone

Love’s Travel Stop Annexation and Zoning Request

PUBLIC COMMENT There was no public comment.

ADJOURNMENT

There being no further business, Chair Pete Fontana adjourned the meeting at 3:31 p.m. CHAIRMAN SECRETARY

5

of 3

Agenda #:

Commission Meeting Date:

CITY OF GREAT FALLS PLANNING ADVISORY BOARD / ZONING COMMISSION AGENDA REPORT

Item: Lot Aggregation for Longfellow Elementary School Building Project

Initiated By: Mike Kynet, Morrison Maierle Engineering (for Great Falls Public Schools)

Presented By: Brad Eatherly, Planner I, Planning and Community Development

Action Requested: Recommendation to the City Commission

Public Hearing:

The applicant’s request to aggregate parcels within an established subdivision does not require a public

hearing but does require Planning Advisory Board review.

Suggested Motion:

1. Board Member moves:

“I move that the Planning Advisory Board recommend the City Commission (approve/deny) the

proposed lot aggregation for the Longfellow Elementary building project and adopt the Findings of Fact

attached to the Agenda Report.”

2. Board Member calls for a second, discussion, and calls for the vote.

Background:

The original construction of Longfellow Elementary School was completed in 1950. The school

building, which has just been demolished, was constructed on property that encompasses two city

blocks. The individual lots on those blocks were not aggregated in 1950, resulting in 28 lots still

existing between Blocks 468 and 469. The City Commission did take previous action to vacate 7th

Alley

South, but has never taken action to aggregate the original lots or vacate 11th

Street South.

The applicant is proposing to construct a new elementary school buildings on the same 28 lots that

contained the former building. This development is one of the cornerstone projects being funded by the

approximately $100 million bond approved by Cascade County voters in 2017.

Aggregation Request:

Because construction of the new school building is proposed to cross over many existing parcel

boundaries and create a code compliance issue with City building setback requirements, staff directed

the applicant to submit a request to aggregate the 28 lots into a single development tract of 5.763 acres.

This will include the previously vacated 7th

Alley South right-of-way and the to-be-vacated 11th

Street

6

of 3

South right-of-way. The process to vacate 11th

Street South is running concurrent with this aggregation

request, but is not subject to review by the Planning Advisory Board.

The aggregation is required to go through the amended plat process because Montana Code Annotated

(MCA) 76-3-207 (2) (a) states:

“within a platted subdivision filed with the county clerk and recorder, a division, redesign, or

rearrangement of lots that results in an increase in the number of lots or that redesigns or rearranges six

or more lots must be reviewed and approved by the governing body before an amended plat may be filed

with the county clerk and recorder.”

The amended plat has been reviewed by staff and complies with the requirements of the subdivision

regulations. The newly created parcel will encompass the entirety of Blocks 468 and 469.

Concurrences:

Representatives from the City’s Public Works Department have been involved throughout project

discussions with the applicant, and will continue throughout the permit approval process. In association

with the review of the amended plat, Planning staff will continue coordinating with Public Works staff

to ensure that all appropriate utility easements are granted.

Fiscal Impact:

The proposed lot aggregation request creates no fiscal impact for the City. The property is fully served

by city utilities and street infrastructure. Since the former school site is simply being replaced by a new

school building, impacts to City services will be similar.

Staff Recommendation:

Staff recommends approval of the lot aggregation for the Longfellow Elementary building project, with

the following conditions:

Conditions of Approval:

1. Amended Plat. Provide a revised plat of the subject property which shall incorporate corrections

of any errors or omissions noted by Staff.

2. Easements. The submitted plat shall contain all easements required by the City of Great Falls.

The applicant shall provide all necessary information to the City to determine such easements

prior to recording of the submitted plat.

Alternatives:

The Planning Advisory Board could recommend denial of the amended plat to the City Commission.

For this action, the Planning Advisory Board must provide separate Findings of Fact.

Attachments/Exhibits:

Aerial Map

Zoning Map

7

of 3

Amended Plat

Findings of Fact

8

AERIAL MAP

9TH

ST S

13TH

ST S

10TH

ST S

12TH

ST S

9TH AVE S

5TH AVE S

8TH AVE S

4TH AVE S

7TH AVE S

6TH AVE S

11TH

ST S

11TH

ST S

360 0 360180 Feet

Subject PropertyCity Limits ¯

9

AERIAL MAP

9TH

ST S

8TH

ST S

13TH

ST S

14TH

ST S

12TH

ST S

10TH

ST S

9TH AVE S

5TH AVE S

8TH AVE S

4TH AVE S

7TH AVE S

6TH AVE S

3RD AVE S

10TH AVE S

11TH

ST S

11TH

ST S

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/AirbusDS, USDA, USGS, AeroGRID, IGN, and the GIS User Community

460 0 460230 Feet

Parcels selectionR-3 Single-family High DensityR-9 Mixed ResidentialC-1 Neighborhood CommercialC-2 General CommercialC-5 Central Business PeripheryPLI Public Lands and Institutional

¯

ZONING MAP

10

40.00'

80.00'

40.00'

40.00'

40.00'

40.00'

40.00'

1

0

.

0

0

'

1

0

.

0

0

'

1

0

.

0

0

'

1

0

.

0

0

'

2

0

.

0

0

'

2

0

.

0

0

'

S89°30'55"E 22.09'

N48°00'17"E 236.41'

40.00'

40.00'

40.00'

40.00'

40.00'

40.00'

N63°10'21"W 356.79'20.00'

20.00'

PLOTTED DATE: Mar/15/2019 PLOTTED BY: gunnar b.

getchell

DRAWING NAME: Q:\4458 LPW\GTF Longfellow\ACAD\Survey\Longfellow Amended Plat.dwg

1/4 SEC. SECTION TOWNSHIP RANGE

PROJ. #:

SHEET OF

PRINCIPAL MERIDIAN, MONTANA

COUNTY, MONTANA

DATE:

SCALE:

CLIENT:

FIELD WORK:

DRAWN BY:

CHECKED BY:

21LPW Architecture

CASCADE

445807800

1"=50

3/15/2019

GBG

JJR

TAW

3E20N

12SE

engineers surveyors planners scientists

Morrison

Maierle

1321 8th Avenue North, Suite 104

Great Falls, MT 59401

Phone: 406.454.1513

www.m-.net

SIXTH AVENUE SOUTH

SEVENTH AVENUE SOUTH

TE

NT

H

ST

RE

ET

S

OU

TH

TW

ELF

TH

S

TR

EE

T

SO

UT

H

12

3 45

6 7

1413

12

11

10

9 8

1

2 34

56

7

1413 12

11 109 8

S89°34'05"E 430.92' (F)

LOTS 1-14, BLOCK 469

AGGREGATED TO LOT 1A

FIFTH AVENUE SOUTH

TH

IR

TE

EN

TH

S

TR

EE

T

SO

UT

H

S0

°2

1'3

4"W

4

00

.8

1' (F

)LOT 1A

5.763 Acres

N0°21'01"E

400.70' (F

)

N0°0

0'00"

E 40

0.00

' (R1)

N90°00'00"E 430.00' (R1)S89°37'22"E 431.50' (F)

N90°00'00"E 430.00' (R1)N89°35'17"W 431.46' (F)

N89°35'17"W 430.90' (F)

N90°00'00"E 430.00' (R1)

N90°00'00"E 430.00' (R1)

N0°0

0'00"

E 40

0.00

' (R1)

S89°37'22"E 391.48' (F)

S89°34'05"E 390.92' (F)

N90°00'00"E 390.00' (R1)N90°00'00"E 390.00' (R1)

S0

°2

1'3

4"W

3

20

.8

1' (F

)

S0°0

0'00"

W 3

20.0

0' (R

1)

N89°35'17"W 390.90' (F)

N90°00'00"W 390.00' (R1)

N89°35'17"W 391.46' (F)

N90°00'00"W 390.00' (R1)

N0°21'01"E

320.70' (F

)

N0°0

0'00"

E 32

0.00

' (R1)

S0°0

0'00"

W 4

00.0

0' (R

1)S

0°21

'34

"W

401

.39

' (F

)

S89°34'05"E 431.45' (F)

Found 1-1/2-inch brass street

monument set in monument box at

street intersection

Set 5/8x24-inch rebar with a 2-inch

aluminum cap marked

"MORRISON-MAIERLE INC. 9758LS"

Calculated point

Point of Beginning

(R1)

(F)

(R2)

POB

POB

BASIS OF BEARINGS

Bearings are geodetic, derived from

GNSS observations with survey-grade

receivers and referenced to true meridian

at NAD83 north latitude 47°29'51.52” and

west longitude 111°17'24.96”, near the

southwest corner of Lot 1A.

S88°16'31"E 431.44' (R2)

46.73' 216.19'

160.

39'

344.73'

160.

31'

Record courses per Plat of Great

Falls Water Power, and Town-Site

Company's First Addition to Great

Falls Townsite

Record courses per Document No.

P-2018-0000022 PL, records of

Cascade County, Montana

Found courses this survey

Great Falls Water Power and

Town-Site Company's

Prior Boundary Lines to be

Eliminated

LEGEND

174.71'

159.

43'

161.

38'

NEW CITY OF GREAT FALLS

20' WIDE UTILITY EASEMENT

NEW CITY OF GREAT FALLS

20' WIDE UTILITY EASEMENT

LOTS 1-14, BLOCK 468


ELEVENTH STREET SOUTH

VACATED BY RESOLUTION

NO.


ALLEY VACATED BY ORDINANCE NO. 994.


SEE NOTE UTILITY EASEMENT NOTES ON

SHEET 2 OF THIS PLAT

BLOCK 487

GFWP&TC FIRST ADDITION TO GREAT FALLS

GFWP&TC

BLOCK 488


BLOCK 463


BLOCK 462


BLO

CK

470

GR

EA

T F

ALLS

O

RIG

IN

AL T

OW

NS

IT

E

BLO

CK

467

GF

WP

&T

C F

IR

ST

A

DD

IT

IO

N T

O G

RE

AT

F

ALLS

CERTIFICATE OF SURVEYOR

I, Gunnar B. Getchell, a Montana licensed Professional Land

Surveyor, do hereby certify that this survey was performed

under my supervision in accordance with the provisions of

the Montana Subdivision and Platting Act (76-3-101 through

76-3-625, MCA) and the regulations adopted under that Act.

AMENDED PLAT OF BLOCK 468 AND BLOCK 469 OF THE PLAT OF GREAT FALLS WATERPOWER AND TOWN-SITE COMPANY'S FIRST ADDITION TO GREAT FALLS TOWNSITE,

LOCATED IN THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 20 NORTH, RANGE 3 EAST, PRINCIPALMERIDIAN, MONTANA, CITY OF GREAT FALLS, CASCADE COUNTY, MONTANA.

Purpose of Survey: Aggregation of Lots Survey Commissioned By: Great Falls Public Schools Dates of Survey: October, 2018 - March, 2019

11

PLOTTED DATE: Mar/15/2019 PLOTTED BY: gunnar b.

getchell

DRAWING NAME: Q:\4458 LPW\GTF Longfellow\ACAD\Survey\Longfellow Amended Plat.dwg

1/4 SEC. SECTION TOWNSHIP RANGE

PROJ. #:

SHEET OF

PRINCIPAL MERIDIAN, MONTANA

COUNTY, MONTANA

DATE:

SCALE:

CLIENT:

FIELD WORK:

DRAWN BY:

CHECKED BY:

22LPW Architecture

CASCADE

4458007800

1"=50

3/15/2019

GBG

JJR

TAW

3E20N

12SE

engineers surveyors planners scientists

Morrison

Maierle

1 Engineering Place

Helena, MT 59602

Phone: 406.442.3050

www.m-m.net

CERTIFICATE OF LANDOWNER

I, the undersigned representative for Great Falls Public Schools, do hereby certify that

the purpose of this survey is to aggregate lots and portions of vacated alley and street

rights-of-way into Lot 1A, and is therefore exempt from review as a subdivision under

the Montana Subdivision and Platting Act pursuant to Section 76-3-207(1)

(f), MCA: “aggregation of parcels or lots when a certificate of survey or subdivision plat

shows that the boundaries of the original parcels have been eliminated and the

boundaries of a larger aggregate parcel are established. A restriction or requirement on

the original platted lot or original unplatted parcel continues to apply to those areas”.

I further certify that Lot 1A is exempt from DEQ review pursuant to 17.36.605(3) ARM:

"Aggregations of parcels are not subdivisions subject to review, except that an

aggregation is subject to review under 76-4-130, MCA, if any parcel included in the

aggregation has a previous approval issued under Title 76, chapter 4, part 1, MCA."

Great Falls Public Schools by

the

STATE OF ______________)

) ss:

County of _______________)

On this _____ day of ___________________, 20___, before me, the undersigned, a

Notary Public for the State of _________________, personally appeared the above

named persons whose names are subscribed to the foregoing instrument and

acknowledged to me that he/she executed the same.

Printed Name

Notary Public in and for the State of

Residing at

My Commission Expires:

PERIMETER BOUNDARY LEGAL DESCRIPTION OF LOT 1A

Block 468 and Block 469 of the PLAT OF GREAT FALLS WATER POWER AND

TOWN-SITE COMPANY'S FIRST ADDITION TO GREAT FALLS TOWNSITE, together

with the vacated portion of Eleventh Street South between Sixth Avenue South and

Seventh Avenue South, and the alleys in said Blocks, located in the southeast quarter

of Section 12, Township 20 North, Range 3 East, P.M.,M., City of Great Falls, Cascade

County, Montana, being more particularly described as follows:

Beginning at the northwest corner of said Block 469, monumented with a 5/8-inch by

24-inch rebar topped with a 2-inch aluminum cap, thence S89°37'22"E 391.48 feet

along the south right-of way line Sixth Avenue South; thence continuing along said

south right-of-way S89°34'05"E 390.92 feet to the northeast corner of said Block 468;

thence S0°21'34"W 320.81 feet along the west right-of-way line of Twelfth Street South

to the southeast corner of said Block 468; thence N89°35'17"W 390.90 feet along the

north right-of-way of Seventh Avenue South, thence continuing along said north

right-of-way N89°35'17"W 391.46 feet to the southwest corner of said Block 469; thence

N0°21'01"E 320.70 feet along the east right-of way of Tenth Street South to the Point of

Beginning, containing 5.763 acres, more or less, and subject to any easements of

record or apparent on the ground.

CERTIFICATE OF PUBLIC WORKS DIRECTOR

I, Jim Reardon, Public Works Director for the City of Great Falls, Montana, do

hereby certify that I have examined the accompanying plat and the survey it

represents, find that the same conforms to regulations governing the platting of

lands and presently platted adjacent land, as near as circumstances will permit,

do hereby approve the same.

Dated this _____ day of ________, 2019

_____________________________________________

Jim Rearden, Public Works Director

City of Great Falls, Montana

CERTIFICATE OF CITY COMMISSION

I, Gregory T. Doyon, City Manager of the City of Great Falls, Montana, do

hereby certify that the accompanying plat, was duly examined and approved by

the city commission of the City of Great Falls, Montana, at its regular meeting

held on the _________day of _____________________, ___________.

_____________________________________________

Gregory T. Doyon. City Manager

City of Great Falls, Montana

CERTIFICATE OF GREAT FALLS PLANNING BOARD

We, the undersigned, Peter Fontana, President of the Great Falls Planning

Board, City of Great Falls, Montana, and Craig Raymond, Secretary of said

Great Falls Planning Board, do hereby certify that the accompanying plat has

been submitted to the said Great Falls Planning Board, for the examination by

them and was approved at its regular meeting held on the_______ day of

_____________________, ___________.

___________________________________________

Peter Fontana, President

Great Falls Planning Board

___________________________________________

Craig Raymond, Secretary

Great Falls Planning Board

CERTIFICATE OF TREASURER

I, Jamie Bailey, Cascasde County Treasurer, do hereby certify pursuant to

Section 76-3-207(3) M.C.A., that all real property taxes and special

assessments assessed and levied on the land have been paid.

Dated this __________ day of __________________, 2019

______________________________________

Cascade County Treasurer

UTILITY EASEMENT NOTES

1) The alley through Block 468 and Block 469 was vacated by Ordinance

No. 994 December 27, 1948. The "right of any public utility to construct and

continue to maintain its plant and equipment in and upon the alley" was

retained in Resolution No. 994. That right is released by the City

Commission's approval and the filing of this amended plat.

2) The new utility easements labeled "NEW CITY OF GREAT FALLS 20'

WIDE UTILITY EASEMENT" are hereby created and accepted with the

City Commission's approval and the filing of this amended plat.

AMENDED PLAT OF BLOCK 468 AND BLOCK 469 OF THE PLAT OF GREAT FALLS WATERPOWER AND TOWN-SITE COMPANY'S FIRST ADDITION TO GREAT FALLS TOWNSITE,

LOCATED IN THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 20 NORTH, RANGE 3 EAST, PRINCIPALMERIDIAN, MONTANA, CITY OF GREAT FALLS, CASCADE COUNTY, MONTANA.

12

1

FINDINGS OF FACT/BASIS OF DECISION – MONTANA SUBDIVISION AND PLATTING ACT Amended plat of Block 468 and Block 469 of the Plat of the Great Falls Water Power and Town-Site Company’s First Addition to Great Falls Townsite, located in the SE1/4 of Section 12, Township 20 North, Range 3 East, PM, City of Great Falls, Cascade County, Montana and the right-of-way of 11th Street South. (PREPARED IN RESPONSE TO 76-3-608(3) MCA) PRIMARY REVIEW CRITERIA: Effect on Agriculture and Agricultural Water User Facilities: The property has been utilized as an elementary school since 1950, thus the proposed project site will not interfere with any agricultural irrigation system or present any interference with agricultural operations in the vicinity.

Effect on Local Services: Existing City water and sewer mains are located nearby the subject property and can be accessed by the owner. The owner will provide the required submittals to the Public Works Department for review of all public infrastructure as well as all onsite utilities and stormwater facilities. The subject property is currently within the City limits and is therefore receiving law enforcement and fire protection service from the City of Great Falls.

Effect on the Natural Environment: Development of the proposed site is not expected to adversely affect soils or the water quality or quantity of surface or ground waters. Surface drainage from the development will need to be detained in the northwest portion of the property before entering the City’s existing storm system. The design of on-site utilities will be reviewed and approved by the Public Works Department.

Effect on Wildlife and Wildlife Habitat: Existing development surrounds the subject property. This is not in an area of significant wildlife habitat beyond occasional migrating fowl. Effect on Public Health and Safety: Based on available information, the proposed lots to be aggregated are not subject to abnormal natural hazards nor potential man-made hazards. Staff has already discussed sidewalk, bus pick-up/drop-off, and crosswalk improvements with the applicant’s design team. As a result, development of the proposed site will not have a negative effect on Public Health and Safety. REQUIREMENTS OF MONTANA SUBDIVISION AND PLATTING ACT, UNIFORM STANDARDS FOR MONUMENTATION, AND LOCAL SUBDIVISION REGULATIONS The parcel that will be created by the applicant’s proposed aggregated request meets the requirements of the Montana Subdivision and Platting Act and the surveying requirements specified in the Uniform Standards for Monumentation and conforms to the design standards specified in the local subdivision regulations. The local government has complied with the subdivision review and approval procedures set forth in the local subdivision regulations.

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2

EASEMENT FOR UTILITIES The developer shall provide necessary utility easements to accommodate water mains, sanitary sewer mains, stormwater facilities, and private utilities to serve the proposed lots. LEGAL AND PHYSICAL ACCESS Legal and physical access to the proposed development will be from 10th Street South, 12th Street South, 6th Avenue South, and 7th Avenue South. These are all existing streets that are currently in City limits and are maintained by the City of Great Falls.

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