Broadwater planning board reviews Western Montana Estates plan proposing five 5‑acre lots; staff recommends approval with conditions

Broadwater County staff presented the staff report for the Western Montana Estates first minor subdivision, recommending approval with conditions after a review of the county subdivision standards.

The proposal would subdivide a 637‑acre parcel in Section 36, Township 7 North Range 1 East (off U.S. Highway 287 and Bison Trail) into five residential lots, each 5 acres. Staff said on‑site wells and individual on‑site wastewater treatment systems (septic) are proposed for each lot. Access to the subdivision will be from Bison Trail via Buffalo Jump Trail, an existing dedicated subdivision road. The application anticipates no impacts to mapped wetlands or the FEMA 100‑year floodplain.

The staff presentation listed required findings and mitigation measures tied to Broadwater County subdivision regulations, including agricultural impact mitigation, a preliminary engineering report (PER) to determine whether the applicant must contribute to Buffalo Jump Trail improvements, a fire protection plan developed with the Broadwater County Rural Fire District, a noxious‑weed management and revegetation plan approved by the county weed board, and required documentation for sanitary systems reviewed by the Department of Environmental Quality (DEEQ). Staff noted the Department of Natural Resources and Conservation (DNRC) will review the proposed use of exempt wells.

Staff also reminded the board of the 35‑working‑day review clock for a first minor subdivision: the review period ends July 15, 2026, and the matter may appear before county commissioners on July 8 and July 15 if the board does not make a final recommendation. The staff recommendation included 15 numbered conditions of approval addressing survey and platting requirements, utility easements, road‑improvement responsibilities, mailbox location approval by the U.S. Postal Service, installation/guarantee of required improvements prior to final plat, and deed restrictions (restrictive covenants) to be noted on the final plat.

The applicant, who identified and spelled her name for the record, said she is the owner and developer and noted an existing house on the property and that portions of the land have not been actively farmed for approximately 20 years. Board members asked for clearer location maps and aerial imagery to visualize the parcel's relation to Highway 287 and the existing Buffalo Jump Trail subdivision entrance. Staff pointed to maps in the packet (tab four and tab six) and agreed additional visual aids (aerial screenshot or labeled Google Earth view) would help the board's review.

Board members and staff discussed emergency services and local fire protection. Staff said the subdivision is in the Broadwater County Rural Fire District and that the nearest fire station is an unmanned volunteer station; a buried fire‑water tank is on or near existing subdivision property and the applicant must submit a fire protection plan for review by the fire district (condition). Staff warned that rural response times could be longer than in urban areas.

On survey and platting, staff confirmed there is no current filed survey for the parcel; a land survey prepared by a Montana‑registered surveyor and a final plat conforming to Montana subdivision and platting act requirements will be required before final approval. Staff recommended that a preliminary engineering report evaluate whether the applicant must proportionately fund improvements to Buffalo Jump Trail to meet county road standards.

Board members asked for additional time to review the materials given the number of conditions and the detail required; staff proposed scheduling a follow‑up planning board meeting before the county commissioners' review dates. The board agreed to coordinate availability by email and for staff to arrange a supplemental meeting as needed.

Next procedural steps: staff will seek any follow‑up questions from the board, the applicant must submit required technical plans (survey, PER, fire protection plan, weed plan, DEEQ sanitary determinations), and the county will process the application under the county's subdivision regulations with the stated conditions. If the planning board makes no recommendation, the application will proceed to the county commissioners in July under the 35‑working‑day timeline.

"The review period will end on July 15th, 2026," staff said, noting the July 8 and July 15 commission dates as potential hearing opportunities.

The board did not take a final recommendation at the June 9 meeting and scheduled further review to allow members more time to examine maps and technical materials.