On January 4, 2016, Trails West Homes, LLC applied for preliminary major plat approval for Trails West Subdivision, 3^rd Filing. The proposed subdivision would create 55 lots for single-family residences and one large remainder lot for future development. The first filing of this subdivision and a master plan of the entire development were first submitted and reviewed by the Planning Board in 2009. The subject property is generally located on the south side of Grand Avenue, just west of 56^th Street West.  The property is zoned Residential-6,000-Restricted (R-60-R) and Residential-9,600 (R-96).  The Yellowstone County Board of Planning conducted a public hearing on February 23, 2016.
 

In accordance with state law, the City Council has 60 working days to act upon this preliminary major plat. The 60 working day review period for the proposed plat ends on March 30, 2016. 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 day review period or a longer period as agreed to by the developer and City, the City Council is required to:

1. Approve;
2. Conditionally Approve; or
3. Deny the Preliminary Plat

If the City Council approves the preliminary plat, the subject property may further develop under private ownership resulting in additional tax revenues.

The proposed subdivision re-plats a large lot originally platted in the Trails West Subdivision, 1^st Filing into 55 lots for single-family residences and one large lot for future development. The subject property is located on the south side of Grand Avenue, just west of 56^th Street West.  The property is zoned R-60-R and R-96.  The subject property is bordered on the north by developed single-family lots within Trails West Subdivision, 1^st Filing, and on the south, east, and west by irrigated agricultural land and large lot single-family development in the County.  School District #2 owns the adjacent 40 acres north of the subdivision at the southwest corner of Grand Ave. and 56^th Street West.
 
General location:                                             On the south side of Grand Ave., between 56^th St. West and 60^th St. West
 
Legal Description:                                           Lot 1, Block 10, Trails West Subdivision, 2^nd Filing
 
Subdivider/Owner:                                         Trails West Homes, LLC
 
Additional Owners:                                        Ronald Frank, Douglas Frank and Deborah Frank
 
Engineer and Surveyor:                                  Sanderson Stewart
 
Existing Zoning:                                             R-96 and R-60-R
 
Existing land use:                                            Irrigated agricultural land
 
Proposed land use:                                          Single-Family Residential
 
Gross area:                                                      36.673 acres
 
Net area:                                                          32.838 acres
 
Proposed number of lots:                                55
 
Lot size:                                                          Max:    17.5 acres
                                                                        Min.:    6,030 square feet
 
Parkland requirements:                                   0.894 acres of parkland required for the developable lots. Cash in lieu of land dedication is proposed
.

A public hearing was conducted by the Yellowstone County Board of Planning on February 23, 2016.  Staff gave a brief presentation to the board and members of the public.  There was one comment from the Planning Board concerning the lack of a park inside the subdivision.  Staff responded that the subdivision is providing money for Cottonwood Park about 1 mile north of this subdivision.  The development also has trails inside the subdivision and two walking connections to the school property where a new school is being built.
 
The public hearing was opened and one of the owners of the development spoke.  He stated there will be 1.5 miles of trails in the subdivision once it is completed.  There are boulevard walks throughout the subdivision and there are also detention ponds that are required to be planted and have sprinkler systems in them.  The storm water facilities can be used as play fields when not holding water so there will be a few options for play areas in the subdivision as well as the school grounds.
 
There were no further questions or comments.  A motion was made to forward a recommendation of approval with the conditions and findings of fact. The motion was seconded and unanimously passed with a voice vote.

Consistency with the Growth Policy, the 2014 Billings Long Range Transportation Plan, and the Billings Area Bikeway and Trail Master Plan are discussed within the Findings of Fact.