Item #2:  Zone Change #660 – 6132 Grand Avenue – A zone change from Agriculture-Open Space (A-1) to Agriculture Suburban (AS) on Tract C of C/S 1941, a 20.009 acre parcel of land. A pre-application neighborhood meeting was held on March 13, 2015 at the subject property. Tax ID: D00381.

The Planning Division recommends approval and adoption of the findings of the 11 criteria for Zone Change 660.

OWNER: Eugene and Dolores Jurovich
AGENT: None
LEGAL DESCRIPTION: C/S 1941, Tract C
ADDRESS: 6132 Grand Avenue
CURRENT ZONING: A-1
EXISTING LAND USE: Single family home and agricultural land
PROPOSED USE: Same with possible future subdivision
SIZE OF PARCEL: ~ 20 acres

None.

This parcel of land is surrounded by A-S zoning for the other tracts in this certificate of survey that were re-surveyed to create C/S 2735. The zoning was changed in 2009 for these parcels from A-1 to A-S. The County has recently approved a zone change from A-1 to A-S for property on the west side of 64th Street West (south and west of the subject property). This property may also subdivide in the future to provide low density rural dwelling units. The subject property is 1,000 feet west of the City Limits, but is not within the Limits of Annexation Area for Billings.

NORTH:	Zoning: A-1 and R-150 Land Use: Agricultural and single family homes
SOUTH:	Zoning: A-S Land Use: Agricultural
EAST:	Zoning: A-S Land Use: Agricultural
WEST:	Zoning: A-S Land Use: Agricultural

This is a zone change request to change the zoning from A-1, requiring a 10 acre minimum lot area, to A-S, requiring a 1 acre minimum lot area. The owners are planning for the future estate and would like to make provisions for each of the children to own a piece of this 20 acre tract. The proposed zoning allows parcels to a minimum of 1 acre but it is likely that future subdivision of the property may include lots greater than 1 acre to meet state and local requirements for the provision of on-site water and waste water disposal. The property is currently in agricultural production with a single family residence at 6132 Grand Avenue.

There are nearby city subdivisions including Trail's West at 59th St West and Grand Ave, and Foxtail Village on the north side of Grand Avenue. School District #2 will soon develop a middle school at property located on the south west corner of 56th St West and Grand Avenue. This is a quickly growing area of West Billings. The Planning Division will be conducting a West End Traffic Study in 2015 that should help to identify areas of traffic concern and model future street and traffic design needs including traffic speed, connections, and necessary improvements. Grand Avenue at this location carries about 3,500 vehicles per day and the posted speed limit is 50 mph.

The West Billings Neighborhood Plan was adopted by the City and County in 2001. This plan acknowledge expansion of the city limits and the areas likely to remain within the County jurisdiction. This area was identified as an area likely to remain outside the city limits in what is termed the Rural Transition Area. Areas north of Grand Avenue were mapped for Urban Expansion. The Rural Transition Areas could have more density as long as careful planning of rural subdivisions is completed to allow future re-subdivision if the property desired annexation in the future.

The Planning Division has reviewed the requested zone change and the 11 criteria and is recommending approval based on the findings for the criteria. The area is within an area close to the city limits and all the surrounding properties are currently zoned for higher density than this property. Agricultural uses will be preserved since both the A-1 and A-S are zones designed primarily for agricultural uses with low density single family homes. Any future subdivision of the property is not likely to have negative effects on traffic, schools, county or city services and is compatible with the surrounding zoning and uses. The suitability of the property for additional water and waste water disposal will be determined at the time of future subdivision. Riverstone Health will provide this oversight for the County and the Montana DEQ rules and regulations will have to be met for any future dwellings. This is a predictable land use decision for this area since all of the surrounding property has similar zoning.

The Planning Division recommends approval and adoption of the findings of the 11 criteria for Zone Change 660.