Staff recommends that the City Council approve the Annexation Agreement with 22500 NOL, LLC (dba Yellowstone Country Club).

At the March 23, 2026 meeting, City Council accepted a petition to annex three parcels within Yellowstone Club Estates into the City of Billings. The proposed Annexation Agreement outlines standard requirements, including off-site improvements if future development occurs, and a waiver of protest for Special Improvement Districts. Because the parcels are already served by existing City streets and utilities, no immediate public infrastructure improvements or significant financial impacts are anticipated. Upon development, the property owner will be responsible for installing necessary services and paying applicable water and wastewater system development fees.

At the March 23, 2026 City Council meeting, Council accepted the petition to annex three parcels within Yellowstone Club Estates Subdivision into City limits.  Typically, as a condition of approval of the annexation, the property owner enters into an Annexation Agreement with the City of Billings outlining necessary public improvements.  The Annexation Agreement outlines the off-site improvements necessary for development, including access to the site and construction of water sanitary sewer and storm drains.  The Annexation Agreement provides for City-required off-site improvements should the property be annexed and developed without a subdivision plat.  Furthermore, the Annexation Agreement contains a waiver of right to protest Special Improvement Districts that does not have an expiration date.

The proposed annexed parcels are currently served by City streets and water and sewer mains and no additional public improvements are required to be constructed with this annexation.  At the time of development of each respective Developer Tract, the Developer will be responsible to install at their cost, water and sewer services necessary to serve the parcels and pay the appropriate City system development fees.   

This annexation is served by an existing City street network and City utilities.  There is no significant financial impact for public improvements associated with this annexation.  Upon development of the annexed parcels, the Developer will be responsible to pay associated water and wastewater system development fees prior to connecting to the public water and wastewater systems.

Stakeholders include the annexation petitioner, 22500 NOL LLC (dba Yellowstone Country Club), adjacent property owners, and the City of Billings. 

City Council may:

• Approve the Annexation Agreement with the Developer; or
• Not approve the Annexation Agreement.  If the agreement is not approved, Developer parcels will not be annexed and will not receive City services.