On May 1, 2013, owner, J & S Development Company, applied for preliminary major plat approval for Grand Peaks Subdivision, 4^th Filing. The proposed subdivision creates 32 lots from a 9.15 acre tract of land. The subject property is located on the east side of 54^thStreet West, north of Grand Avenue and is zoned Residential-7000 (R-70).  The proposal would create 31 lots for single-family homes, and one storm water retention area lot.  The Yellowstone County Board of Planning reviewed the plat and conducted a public hearing at its June 25, 2013, meeting.  Sanderson Stewart is the representing agent.

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 July 26, 2013. 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, the City Council is required to:

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

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

General location:                                            Northeast of the intersection of Grand Avenue and 54^thStreet West

Legal Description:                                          Lot 4, Block 1, Bishop-Fox Subdivision, located in the SW ¼, Section 32, T1N, R25E 

Owner/Subdivider:                                         J&S Development Co.; Jeff Junkert, President                
 
Engineer and Surveyor:                                  Sanderson Stewart

Existing Zoning:                                             R-70
 
Existing land use:                                          Agricultural
 
Proposed land use:                                       Single-family residential
 
Gross and Net area:                                      9.145 acres; 6.525 acres
 
Proposed number of lots:                              32
 
Lot size:                                                        Max:   11,757 square feet
                                                                      Min.:   7,069 square feet
 
Parkland requirements:                                Parkland dedication is proposed to be met by a cash payment in lieu of land dedication.

A public hearing was conducted by the Yellowstone County Board of Planning on June 25, 2013. Property owners adjacent to the subject property were notified by certified mail of the hearing and a legal notice was published in the Billings Times.  No public comments were received.

Consistency with the Growth Policy, the Transportation Plan 2009 Update, and Billings Area Bikeways and Trail Master Plan are discussed within the Findings of Fact.