HomeMy WebLinkAbout02-26-24 CDB Agenda and Packet MaterialsA. Call to Order - 6:00 pm
B. Disclosures
C. Changes to the Agenda
D. Public Comments
THE COMMUNITY DEVELOPMENT BOARD OF BOZEMAN, MONTANA
CDB AGENDA
Monday, February 26, 2024
General information about the Community Development Board is available in our Laserfiche
repository.
If you are interested in commenting in writing on items on the agenda please send an email to
agenda@bozeman.net or by visiting the Public Comment Page prior to 12:00pm on the day of the
meeting.
Public comments will also be accepted in-person and through video conference during the appropriate
agenda items.
As always, the meeting will be streamed through the Commission's video page and available in the
City on cable channel 190.
For more information please contact Anna Bentley, abentley@bozeman.net
This meeting will be held both in-person and also using an online video conferencing system. You
can join this meeting:
Via Video Conference:
Click the Register link, enter the required information, and click submit.
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This is the time to comment on any matter falling within the scope of the Community
Development Board. There will also be time in conjunction with each agenda item for public
comment relating to that item but you may only speak once per topic.
Please note, the Community Development Board cannot take action on any item which does not
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state your name and place of residence in an audible tone of voice for the record and limit your
comments to three minutes.
General public comments to the Board can be found in their Laserfiche repository folder.
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E. Action Items
E.1 Impact Fee Update presentation and discussion regarding process, demographic and growth
findings, and next steps(Saunders)
F. FYI/Discussions
F.1 Upcoming Items for the March 4, 2024, Community Development Board Meetings.(Bentley)
G. Adjournment
This board generally meets the first and third Monday of the month from 6:00 pm to 8:00 pm.
Citizen Advisory Board meetings are open to all members of the public. If you have a disability that
requires assistance, please contact our ADA Coordinator, Mike Gray, at 582-3232 (TDD 582-2301).
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Memorandum
REPORT TO:Community Development Board
FROM:Chris Saunders, Community Development Manager
Erin George, Community Development Deputy Director
Anna Bentley, Community Development Director
SUBJECT:Impact Fee Update presentation and discussion regarding process,
demographic and growth findings, and next steps
MEETING DATE:February 26, 2024
AGENDA ITEM TYPE:Plan/Report/Study
RECOMMENDATION:Receive information, discuss, and provide feedback to consultant
STRATEGIC PLAN:4.3 Strategic Infrastructure Choices: Prioritize long-term investment and
maintenance for existing and new infrastructure.
BACKGROUND:The City charges impact fees to fund expansion of water, sewer, fire/ems,
and transportation systems to support new and expanding development.
Impact fees are a key funding tool to enable the City to provide services
concurrent with development, increase predictability of development
review, avoid degradation of service, and constrain costs for existing
residents.
Each fee must have a service area report which considers the factors
required by state law [External Link]. Information on the existing fees and
reports is on the City website [External Link}. The City updates those reports
every four years to help them stay relevant to current development trends,
construction costs, and legal requirements.
The City has retained the firm of TischlerBise to assist with this work. They
will present information to the Board on growth trends, expected capital
improvements, cost factors, and similar information to the Board. The Board
may ask questions, offer comments, and hear comments from the public on
this material. Input from the Board and public will inform the next stages of
the work as actual fee amounts are calculated prior to the public review
process.
The Board is doing this work in your capacity as the Impact Fee Advisory
Committee. The advisory committee is a requirement of the state enabling
act for impact fees. The Board previously engaged with impact fees during
the annual capital improvement plan development process which occurs
each fall.
A memo with demographic information and development trends as well as a
PDF of slides for the presentation are attached to this agenda item.
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UNRESOLVED ISSUES:None
ALTERNATIVES:As identified by the Commission.
FISCAL EFFECTS:None.
Attachments:
Bozeman CommDev Board_2.21.pdf
Bozeman MT Demographic Memo_2.21.pdf
Report compiled on: February 21, 2024
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City of BozemanOverview of Impact Fee Study UpdateFebruary 26, 20245
TischlerBise, Inc.•Impact fees•Fiscal/economic impact analysis•Market analysis•Infrastructure finance strategies•Fiscal/economic softwareCLIENT Feasibility Analysis Transportation Sewer Water Stormwater Solid Waste Law Enforcement Fire/EMS Parks and Recreation Trails/Open Space Libraries General Government Schools Belgrade Bozeman Corvallis School District Flathead County Florence School District Gallatin Co. Gallatin Co. Fire Districts Great Falls Hamilton Livingston Madison County Manhattan Missoula Missoula Co. Polson Ravalli County Whitefish 6
Impact Fee Ground Rules•One‐time payment for growth‐related infrastructure, usually collected at the time buildings permits are issued•Not a tax, similar to a contractual arrangement to build infrastructure with fee revenue, with three requirements•Need (system improvements, not project‐level improvements)•Benefit•Short range expenditures•Geographic service areas and/or benefit districts•Proportionate7
Impact Fees in Montana•Capital Improvement Plan is necessary•Study is completed at least every 5 years•Bozeman is updating every 4 years•Improvements must have a useful life of 10 or more years•Eligible infrastructure:•Water, wastewater, stormwater•Transportation•Public safety (police, fire, ems)•Other facilities with two‐thirds majority of City Council•Community is required to have a development impact fee advisory committee•The committee shall review and monitor the process of calculating, assessing, and spending impact fees8
Methodologies & Credits•Methodologies•Cost Recovery (past)•Incremental Expansion (present)•Plan‐Based (future)•Credit Evaluations•Debt service•Dedicated revenues•Site specific9
General Process•Interview key staff/collect data•Determine existing development base and project future growth•Determine existing levels of service and capital needs (CIP) due to new growth•Determine appropriate generators of demand•Evaluate methodological alternatives•Evaluate need for credits•Finalize CIPs and cash flow analysis•Calculate impact fees•Present to Advisory Committee, review & input•City Commission, review, input, adoption10
•Capital Improvement Plans•DemographicsBozeman Impact Fee Study11
•Fire Station #4 includes two new unitsFire CIPCIP ProjectNew Fire StationFire Station 4 14,000 1.00 $1,000,000 $17,000,000 $1,214New ApparatusStation 4 Engine or Quint Ladder Truck ‐ ‐ ‐ $900,000‐$1,300,000 ‐Station 4 Ambulance ‐ ‐ ‐ $350,000 ‐Total $19,250,000SquareFeet AcresCostper AcreConstructionCostConstructionCost per Sq. Ft.12
•Significant cost increases since 2019 studyFire CIPType Units2019Cost per Unit2023Cost per UnitPriceIncreasesAmbulance 1 $150,000 $350,000133%Brush Trucks 2 $125,000 $225,00080%Engine 3 $600,000 $900,00050%Hazmat Freightliner 1 $125,000 $350,000180%Ladder 1 $1,300,000 $2,100,00062%Fire Station Const. Cost per SqFt $350 $1,214247%13
•Transportation CIP includes not just vehicular improvements•Credits will be included for the other funding sourcesTransportation CIPProjectCode Project Name5‐YearImpact Fee TotalGrantFunding A&C DistrictTotal5‐Year CostSIF009 Kagy: 19th to Willson $6,128,000 $24,512,000 ‐ $30,640,000SIF112 Highland/Main Intersection Improvement $850,000 ‐ ‐ $850,000SIF114 Fowler Avenue Connection (Huffine to Oak) $19,119,500 ‐ $5,548,800 $24,668,300SIF118 Babcock: 15th to 19th $4,565,500 ‐ $1,695,600 $6,261,100SIF149 Babcock: 11th to 15th $3,856,900 ‐ $1,584,800 $5,441,700SIF152 N 27th: Baxter to Cattail $8,611,200 ‐ $2,828,800 $11,440,000SIF191 Stucky: 19th to Fowler $9,235,200 ‐ $2,744,700 $11,979,900Total $52,366,300 $24,512,000 $14,402,700 $91,281,000
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•Significant road construction cost increases since 2019Transportation CIPRoadway Construction Cost Lane MileAverage from 5‐Year Project List $10,684,000Cost from 2019 Study $3,278,000Cost Increase 226%
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•Supply, treatment, and distribution system needs•Examine each category separately because of the flow of demandWater CIPProjectCode Project Name Project Type 5‐Year Total UnscheduledImpact FeeFundingOther Funding Total CostWIF32 Groundwater Well & Transmission Supply $11,248,600 ‐ $11,248,600 $0 $11,248,600WIF33 Municipal Well Design Supply $1,622,400 ‐ $1,622,400 $0 $1,622,400WIF56 Blackwood Groves Water Main Distribution System $104,000 ‐ $104,000 $0 $104,000WIF57 NW Crossing Water Main Oversizing Distribution System $251,200 ‐ $251,200 $0 $251,200WIF59 Western Transmission Main Distribution System $5,231,600 $24,000,000 $29,231,600 $432,600 $29,664,200WIF60 W Sourdough Reservoir #1 Distribution System $4,015,000 $7,200,000 $11,215,000 $0 $11,215,000WIF62 WTP Expansion‐Design Treatment $0 $3,000,000 $3,000,000 $0 $3,000,000WIF63 WTP Expansion ‐ Construction Treatment $0 $25,000,000 $25,000,000 $0 $25,000,000WIF66 Davis Lane Water Improvement Distribution System $0 $240,000 $240,000 $609,000 $849,000WIF67 Huffin/Laurel Water Improvements Distribution System $0 $925,000 $925,000 $270,400 $1,195,400WIF68 Stucky/S 27th Water Improvements Distribution System $2,108,200 ‐ $2,108,200 $702,800 $2,811,000WIF69 Turnrow Subdivision Water Main and PRV Oversizing Distribution System $260,000 ‐ $260,000 $0 $260,000Total $24,841,000 $60,365,000 $85,206,000 $2,014,800 $87,220,800
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•Collection and treatment needs•Examine each category separately because of the flow of demandWastewater CIPProjectCode Project Name Project Type 5‐Year Total UnscheduledImpact FeeFundingOtherFunding Total CostWW129 WRF Base Hydraulic Phase 1 Treatment $8,122,400 ‐ $8,122,400 $0$8,122,400WW131 WRF Base Hydraulic Phase 2 Treatment $13,839,900 ‐ $13,839,900$0 $13,839,900WW138 Kagy Blvd to Olive Street Sewer Main Replacement Collection$2,711,300 ‐ $2,711,300 $3,057,400 $5,768,700WW139 4th Avenue, Babcock Street and Grand Avenue Sewer Main Replacement Collection $270,300 ‐ $270,300 $480,600 $750,900WW140 North 9th Avenue, West Villard Street, and South 9th Avenue Sewer Main Replacement Collection $330,700 ‐ $330,700 $2,212,900 $2,543,600WWIF20 N. Frontage Interceptor Collection $5,721,600 ‐ $5,721,600 $2,095,700 $7,817,300WWIF44 WRF Interceptor Collection $1,596,700 ‐ $1,596,700 $0 $1,596,700WWIF48 Hidden Valley Lift Station Collection $0 $7,000,000 $7,000,000 $0 $7,000,000WWIF52 Blackwood Groves Sewer Collection $104,000 ‐ $104,000 $0 $104,000WWIF53 Cottonwood Rd Sewer Capacity Collection $1,934,400 ‐ $1,934,400 $0 $1,934,400WWIF54 Northwest Crossing Sewer Oversizing Collection $263,100 ‐ $263,100 $0 $263,100WWIF57 Turnrow Subdivision Sewer Oversize Collection $108,200 ‐ $108,200 $0 $108,200WWIF58 Fowler Sewer Upgrade Collection $1,134,100 ‐ $1,134,100 $0 $1,134,100WWIF59 WRF Screw Press Upgrade Treatment $0 $1,540,000 $1,540,000 $0 $1,540,000WWIF60 WRF Screw Press No. 3 Improvement Treatment $0 $2,651,000 $2,651,000 $0 $2,651,000WWIF61 WRF Additional Peps Pump Treatment $0 $869,000 $869,000 $0 $869,000WWIF62 WRF Additional Headworks Screen Treatment $0 $792,000 $792,000 $0 $792,000Total $36,136,700 $12,852,000 $48,988,700 $7,846,600 $56,835,300
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•Capital Improvement Plans•DemographicsBozeman Impact Fee Study18
•Base year (2023) population based on 2020 census + new unitsBase Year and Growth ProjectionsBozeman, MT Population Housing Units2020 Census 53,293 25,257PPHHSingle Family 731 2.481,813Multifamily 2,687 1.925,159Total 3,418 6,972Housing Units 2020 Census Post Census 2023Single Family 15,015 73115,746Multifamily 10,242 2,68712,929Total 25,257 3,418 28,675Units BuiltPost CensusNew ResidentsPost CensusBozeman, MT19
•Two other populations included to capture peak demand on infrastructureBase Year and Growth ProjectionsHousing Units 2020 Census Seasonal % PPHHSingle Family 15,015 7% 991 2.482,458Multifamily 10,242 8% 799 1.921,534Total 25,257 1,790 3,992SeasonalResidentsSeasonalUnitsBozeman Jan 19 ‐ June 19 Days Average per DayOvernight Visitors 524,974 1802,917Sources: Institute for Tourism & Recreation Research, University of Montana 202220
•Base year residential estimatesBase Year and Growth ProjectionsBase Year2023Permanent Hsg Population 60,265Seasonal Hsg Population 3,992Overnight‐Visitors 2,917Total Peak Population 67,173Housing UnitsSingle Family 15,746Multifamily 12,929Total Housing Units 28,675Bozeman, MT21
•Building permit data•Peak (2021) skewing averageBase Year and Growth ProjectionsHousing Type 2018 2019 2020 2021 2022 2023 Total AverageAveragew/o PeakSingle Family [1] 266 245 211 259 226 241 1,448241238Multifamily 593 546 734 1,780 1,204 1,399 6,2561,043895Total 859 791 945 2,039 1,430 1,640 7,7041,2841,133Source: City of Bozeman[1] Single family detached and attached22
•Housing projections based on average w/o peak•24,100 new peak residents, 36% increase•Higher than Community PlanprojectionBase Year and Growth ProjectionsBase YearCity of Bozeman, MT 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033Permanent Pop [1] 60,265 62,401 64,536 66,672 68,808 70,943 73,079 75,214 77,350 79,486 81,62121,356Seasonal Pop [1] 3,992 4,165 4,338 4,511 4,684 4,857 5,030 5,203 5,376 5,549 5,7221,730Visitors [2] 2,917 3,021 3,126 3,231 3,336 3,440 3,545 3,650 3,755 3,860 3,9641,048Total Peak Population 67,173 69,587 72,000 74,414 76,827 79,241 81,65484,067 86,481 88,894 91,30824,1343.6% 3.5% 3.4% 3.2% 3.1% 3.0% 3.0% 2.9% 2.8% 2.7%35.9%Housing Units [3]Single Family 15,746 15,984 16,222 16,460 16,698 16,936 17,174 17,412 17,650 17,888 18,1262,380Multifamily 12,929 13,824 14,719 15,614 16,509 17,404 18,299 19,194 20,089 20,984 21,8798,950Total Housing Units 28,675 29,808 30,941 32,074 33,207 34,340 35,473 36,606 37,739 38,872 40,00511,330[1] Permanent and seasonal population growth is based on housing development and PPHH factors[2] Visitor population is estimate to grow at the same rate as permanent and seasonal population[3] Housing development is based on the recent building permit trends without the 2021 peak development yearTotalIncreasePercent Increase23
•Base year employment estimates – State report•Floor area estimate – DOR•Except for institutional because of university data not available•Ave employee density factor used in this caseBase Year and Growth ProjectionsEmploymentIndustriesBase Year Jobs [1]Percentof TotalFloor Area(sq. ft.) [2]Percentof TotalRetail 10,116 29% 7,855,849 35%Office 7,798 23% 3,025,341 14%Industrial 5,042 15% 3,204,452 14%Institutional [3] 11,612 34% 8,278,652 37%Total 34,569 100% 22,364,294 100%[3] Source: Trip Generation, Institute of Transportation Engineers, 11th Edition (2021)[1] Source: MT Employment Statistics ‐ LAUS[2] Source: Montana Department of Revenue Database24
•Employment projections based on Community Plan (2020)•6,100 new jobs, 18% increaseBase Year and Growth ProjectionsBase Year2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033Jobs [1]Retail 10,116 10,222 10,329 10,435 10,541 10,647 10,753 10,859 10,966 11,072 11,1781,062Office 7,798 7,996 8,194 8,391 8,589 8,787 8,985 9,182 9,380 9,578 9,7761,978Industrial 5,042 5,070 5,098 5,126 5,154 5,182 5,210 5,238 5,266 5,295 5,323280Institutional 11,612 11,888 12,164 12,439 12,715 12,990 13,266 13,541 13,817 14,092 14,3682,755Total 34,569 35,176 35,784 36,391 36,999 37,606 38,214 38,821 39,429 40,036 40,6446,0751.8% 1.7% 1.7% 1.7% 1.6% 1.6% 1.6% 1.6% 1.5% 1.5%17.6%Nonresidential Floor Area (1,000 sq. ft.) [2]Retail 7,856 7,906 7,956 8,006 8,056 8,106 8,156 8,206 8,256 8,306 8,356500Office 3,025 3,086 3,147 3,207 3,268 3,329 3,390 3,450 3,511 3,572 3,632607Industrial 3,204 3,222 3,240 3,258 3,276 3,294 3,312 3,329 3,347 3,365 3,383179Institutional 8,279 8,375 8,472 8,568 8,664 8,761 8,857 8,954 9,050 9,1479,243964Total 22,364 22,589 22,814 23,039 23,264 23,489 23,714 23,939 24,164 24,389 24,6142,250[1] Source: Bozeman Community Plan (2020)[2] Source: Institute of Transportation Engineers, Trip Generation, 2021IndustryTotalIncreasePercent Increase25
•PPHH determined with local census data and building data•Same analysis for vehicle trip ends•Should we include smaller sizes?Persons per Household by Square FootageBedrooms Square Feet Persons Sq Ft Range Persons0‐2 1,032 1.68 Under 1,400 1.95 3 2,118 2.33 1,400 to 1,600 2.09 4 2,932 2.67 1,601 to 1,800 2.22 5+ 4,269 3.20 1,801 to 2,000 2.33 2,001 to 2,200 2.43 2,201 to 2,400 2.52 2,401 to 2,600 2.60 2,601 to 2,800 2.68 2,801 to 3,000 2.75 3,001 or More 2.82 Actual Averages per Hsg Unit Fitted‐Curve Valuesy = 1.0498ln(x) ‐ 5.6504R² = 0.98780.000.501.001.502.002.503.003.500 1,000 2,000 3,000 4,000 5,000Person per HouseholdSquare Feet of Living AreaPersons per Household by Square Feet of DwellingAverage persons per household derived from 2021ACS PUMS data for the area that includes Bozeman. Unit size for 0‐2 bedroom is from the 2021 U.S. Census Bureau average for all multifamily units constructed in the Census West region. Unit size for all other bedrooms is from the 2021 U.S. Census Bureau average for singlefamily units constructed in the Census Mountain division. Single Family MultifamilyPPHH PPHHUnder 1,400 1.95 2.00 1.491,400 to 1,600 2.09 2.14 1.601,601 to 1,800 2.22 2.28 1.701,801 to 2,000 2.33 2.39 1.782,001 to 2,200 2.43 2.49 1.862,201 to 2,400 2.52 2.58 1.932,401 to 2,600 2.60 2.67 1.992,601 to 2,800 2.68 2.75 2.052,801 to 3,000 2.75 2.82 2.103,001 or More 2.82 2.89 2.16Average 2.31 2.37 1.76Dwelling Size(squre feet)OverallPPHH26
•Overall decrease in residential vehicle trips•When available, updated trip rates are used for nonresidential land usesChange in Vehicle Trip RatesUnder 1,400 8%‐12%1,400 to 1,600 3%‐16%1,601 to 1,800‐1% ‐19%1,801 to 2,000‐4% ‐21%2,001 to 2,200‐6% ‐23%2,201 to 2,400‐7% ‐24%2,401 to 2,600‐9% ‐25%2,601 to 2,800‐10% ‐26%2,801 to 3,000‐11% ‐27%3,001 or More‐10% ‐26%Vehicle Trip RatesMF Changefrom 2019 StudySF Changefrom 2019 StudyDwelling Size(squre feet)Land UseVehicle TripChange from2019 StudyRetail/Restaurant‐2%Research & Development Center‐2%Office 11%Hospital 0%Day Care (per student) 0%University (per student) 4%Secondary School 0%Elementary School 0%Lodging (per room) 0%Assisted Living (per bed) 0%Mini‐warehouse‐3%Warehouse‐2%Manufacturing 21%Light Industrial ‐2%Source: Trip Generation, Institute of Transportation Engineers, 10th Edition (2017) & 11th Edition (2021)27
•Utility fees are based on Equivalent Dwelling Unit (EDU) which is the demand from a single family 3/4 inch meter•Water use spikes in the summer months•Wastewater is best determined during winter monthsUtility DemandJan 107Feb 116Mar 108Apr 103May 105Jun 115Jul 222Aug 412Sep 418Oct 252Nov 116Dec 106Water Use(gals/day)2022Single family 3/4 inch meters28
•Next Steps•Incorporate demographic input from Board•Final internal review of fee results•Release draft documents for public review•Present draft results to Board•Incorporate input before presenting to City CommissionBozeman Impact Fee Study29
Discussion30
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
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MEMORANDUM
TO: Chris Saunders, City of Bozeman
FROM: Colin McAweeney, TischlerBise
DATE: February 21, 2024
RE: Demographic Data and Development Projections for Impact Fee Study
As part of our Work Scope, TischlerBise has prepared documentation on demographic data and
development projections that will be used in the City of Bozeman Impact Fee Study. The data estimates
and projections are used in the study’s calculations and to illustrate the possible future pace of service
demands on the City’s infrastructure. Furthermore, the memo demonstrates the history of development
and base year development levels in Bozeman. The demographic assumptions are used in the impact fee
calculations to determine current and future levels of service.
The factors provide assumptions for the final impact fee model, and once finalized, this memo will become
part of the final report and/or model documentation.
This memo includes discussion and findings on:
Household/housing unit size
Current population and housing unit estimates
Residential projections
Current employment and nonresidential floor area estimates
Nonresidential projections
Functional population
Vehicle trip generation and projections
Household size and vehicle trip generate by dwelling size
Note: calculations throughout this technical memo are based on an analysis conducted using Excel
software. Results are discussed in the memo using one‐and two‐digit places (in most cases), which
represent rounded figures. However, the analysis itself uses figures carried to their ultimate decimal
places; therefore, the sums and products generated in the analysis may not equal the sum or product if
the reader replicates the calculation with the factors shown in the report (due to the rounding of figures
shown, not in the analysis).
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Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
2
Population and Housing Characteristics
Impact fees often use per capita standards and persons per housing unit or persons per household to
derive proportionate share fee amounts. Housing types have varying household sizes and, consequently,
a varying demand on City infrastructure and services. Thus, it is important to differentiate between
housing types and size.
When persons per housing unit (PPHU) is used in the development impact fee calculations, infrastructure
standards are derived using year‐round population. In contrast, when persons per household (PPHH) is
used in the development impact fee calculations, the fee methodology assumes all housing units will be
occupied, thus requiring seasonal or peak population to be used when deriving infrastructure standards.
The City of Bozeman and the surrounding area is home to a significant number of second/vacation homes
and hosts many visitors throughout the year. Thus, TischlerBise recommends that fees for residential
development in Bozeman be imposed according to persons per household.
Based on housing characteristics, TischlerBise recommends using two housing unit categories for the
impact fee study: (1) single family and (2) multifamily1. Each housing type has different characteristics
which results in a different demand on City facilities and services. Figure 1 shows the US Census American
Community Survey 2021 5‐Year Estimates data for the City of Bozeman. Single family units have an
average household size of 2.48 persons and multifamily units have an average household size of 1.92
persons. Additionally, there is a housing mix of 59 percent single family and 41 percent multifamily. The
estimates in Figure 1 are for household size calculations. Base year population and housing units are
estimated with another, more recent data source.
Figure 1. Persons per Household
Building Permit History
In Figure 2, the past five years of building permit history is listed by housing type to understand the recent
growth trend in Bozeman. There has been a steady amount of single family development over the past
five years in Bozeman, while multifamily development has been the driving factor in the elevated
construction trend. Housing development peaked in 2021 which included the largest apartment complex
ever built in the city. Housing activity leveled off in 2022 and 2023 to below the peak but higher than pre‐
peak averages.
1 The single family category includes single family detached, single family attached (i.e. townhouses), and mobile
homes. The multifamily category includes all other housing types including duplexes and accessory dwelling units
(ADU). Additionally, the occupancy status (owner vs renter) does not influence the housing type.
Housing Persons per Persons per Housing
Housing Type Persons Units Housing Unit Households Household Unit Mix
Single Family [1] 31,140 13,355 2.33 12,534 2.48 59%
Multifamily [2] 16,235 9,110 1.78 8,451 1.92 41%
Total 47,375 22,465 2.11 20,985 2.26
[1] Includes attached and detached single family homes and mobile homes
[2] Includes all other types
Source: U.S. Census Bureau, 2021 American Community Survey 5‐Year Estimates
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Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
3
Overall, including the peak, there has been an average of 241 single family units and 1,043 multifamily
units constructed annually. Removing the peak year, there has been an average of 238 single family units
and 895 multifamily units constructed annually.
Figure 2. Building Permit History by Housing Type
Base Year Housing Units and Population
Furthermore, the nature of the influx of seasonal population in Bozeman necessitates three types of
populations to be included in the impact fee study:
1) Permanent Residents
2) Seasonal Residents
3) Visitors
Bozeman is a destination for vacationers and because of the presence of temporary residents and visitors,
City facilities and services have been sized to accommodate the additional demand. The peak population
includes residents who have second homes in the city and the seasonal labor influx during peak tourism
months.
Bozeman permanent population is found by using the housing growth since the 2020 US Census. The 2020
decennial census estimated that there were 53,293 permanent residents and 25,257 housing units in
Bozeman. Additionally, there were 731 single family and 2,687 multifamily units constructed since the
survey. Based on PPHH factor, there has been an increase of 6,972 residents since the census.
Figure 3. Permanent Population
Housing Type 2018 2019 2020 2021 2022 2023 Total Average
Average
w/o Peak
Single Family [1] 266 245 211 259 226 241 1,448 241 238
Multifamily 593 546 734 1,780 1,204 1,399 6,256 1,043 895
Total 859 791 945 2,039 1,430 1,640 7,704 1,284 1,133
Source: City of Bozeman
[1] Single family detached and attached
Bozeman, MT Population Housing Units
2020 Census 53,293 25,257
PPHH
Single Family 731 2.48 1,813
Multifamily 2,687 1.92 5,159
Total 3,418 6,972
Housing Units 2020 Census Post Census 2023
Single Family 15,015 731 15,746
Multifamily 10,242 2,687 12,929
Total 25,257 3,418 28,675
Units Built
Post Census
New Residents
Post CensusBozeman, MT
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Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
4
Seasonal housing population estimates are found by applying the PPHH factors for each housing type to
base year housing estimates to the percent of housing occupied for seasonal use. As a result, the seasonal
population estimate is 3,992 (Figure 4).
Figure 4. Seasonal Population
Shown in Figure 5, from the Institute for Tourism & Recreation Research at the University of Montana
there were 525,974 visitor days between January 19 to June 19. As a result, there is an average of 2,917
daily visitors to Bozeman.
Figure 5. Bozeman Visitors
The information above is summarized in Figure 6. Based on the three population types, there is an
estimated peak population of 67,173 residents along with 28,675 housing units in Bozeman.
Figure 6. Base Year Housing and Population
Housing Units 2020 Census Seasonal % PPHH
Single Family 15,015 7% 991 2.48 2,458
Multifamily 10,242 8% 799 1.92 1,534
Total 25,257 1,790 3,992
Seasonal
Residents
Seasonal
Units
Bozeman Jan 19 ‐ June 19 Days Average per Day
Overnight Visitors 524,974 180 2,917
Sources: Institute for Tourism & Recreation Research, University of Montana 2022
Base Year
2023
Permanent Hsg Population 60,265
Seasonal Hsg Population 3,992
Overnight‐Visitors 2,917
Total Peak Population 67,173
Housing Units
Single Family 15,746
Multifamily 12,929
Total Housing Units 28,675
Bozeman, MT
34
Demographic and Land Use Assumptions Memorandum City of Bozeman, Montana 5 Housing Unit and Population Projections The ten‐year residential projections are listed in Figure 7. Housing development in Bozeman is assumed to continue at its current pace over the next ten years excluding the peak development year (2021). In 2021, the biggest apartment complex in the city’s history was built which skews the annual average. Overall, over the next ten years 2,380 new single family and 8,950 multifamily units are assumed to be constructed. As a result of the market supporting more multifamily development, by 2033 there will be more multifamily units than single family units in Bozeman. Population growth is based on housing development and PPHU factors. Over the next ten years, housing development will support 21,356 new permanent residents and 1,730 seasonal residents. It is assumed that visitors to Bozeman will grow at the same rate as resident population. Overall, the peak population is estimate to grow from 67,173 to 91,308, a 35.9 percent increase. Figure 7. Residential Development Projections Base YearCity of Bozeman, MT 2023 20242025202620272028202920302031 2032 2033Permanent Pop [1] 60,265 62,401 64,536 66,672 68,808 70,943 73,079 75,214 77,350 79,486 81,62121,356Seasonal Pop [1] 3,992 4,165 4,338 4,511 4,684 4,857 5,030 5,203 5,376 5,549 5,7221,730Visitors [2] 2,917 3,021 3,126 3,231 3,336 3,440 3,545 3,650 3,755 3,860 3,9641,048Total Peak Population 67,173 69,587 72,000 74,414 76,827 79,241 81,65484,067 86,481 88,894 91,30824,1343.6% 3.5% 3.4% 3.2% 3.1% 3.0% 3.0% 2.9% 2.8% 2.7%35.9%Housing Units [3]Single Family 15,746 15,984 16,222 16,460 16,698 16,936 17,174 17,412 17,650 17,888 18,1262,380Multifamily 12,929 13,824 14,719 15,614 16,509 17,404 18,299 19,194 20,089 20,984 21,8798,950Total Housing Units 28,675 29,808 30,941 32,074 33,207 34,340 35,473 36,606 37,739 38,872 40,00511,330[1] Permanent and seasonal population growth is based on housing development and PPHH factors[2] Visitor population is estimate to grow at the same rate as permanent and seasonal population[3] Housing development is based on the recent building permit trends without the 2021 peak development yearTotalIncreasePercent Increase35
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
6
Current Employment and Nonresidential Floor Area
The impact fee study will include nonresidential development as well. The base year employment
estimates are calculated from two sources. First, from the Montana Department of Labor & Industry there
is an estimated 34,569 total jobs in Bozeman. Second, from the U.S. Census Bureau OnTheMap web
application employment splits are found between retail, office, industrial, and institutional industries. As
a result, the institutional industries (which includes education and healthcare) account for the highest
share while retail industries employee over 10,000 jobs as well.
Figure 8. Base Year Employment by Industry
Furthermore, the floor area for the four industry types are summarized in Figure 9. Retail, office, and
industrial square footages are available from the Montana Department of Revenue (DOR). However, since
public education and healthcare facilities are tax exempt the DOR does not gather floor space for such
development. Instead, TischlerBise applied the average employee density factors (square feet per
employee) for schools and hospitals to the estimated institutional job total to estimate floor area. As a
result, there are 22.4 million square feet of nonresidential development in Bozeman. The majority being
institutional and retail industries.
Figure 9. Base Year Nonresidential Floor Area
Base Year
2023
Retail 10,116 29%
Office 7,798 23%
Industrial 5,042 15%
Institutional 11,612 34%
Total Jobs [1] 34,569 100%
[2] Source: U.S. Census Bureau, OnTheMap
[1] Source: MT Employment Statistics ‐ LAUS
Percent
of Total
Employment
Industries
Employment
Industries
Base Year
Jobs [1]
Percent
of Total
Floor Area
(sq. ft.) [2]
Percent
of Total
Retail 10,116 29% 7,855,849 35%
Office 7,798 23% 3,025,341 14%
Industrial 5,042 15% 3,204,452 14%
Institutional [3] 11,612 34% 8,278,652 37%
Total 34,569 100% 22,364,294 100%
[3] Source: Trip Generation, Institute of Transportation Engineers,
11th Edition (2021)
[1] Source: MT Employment Statistics ‐ LAUS
[2] Source: Montana Department of Revenue Database
36
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
7
Employment and Nonresidential Floor Area Projections
The Bozeman Community Plan (2020) provides an in‐depth analysis of the local market and buildout
capacity of the city. Through 2045, the Community Plan projected a growth of 6.3 million square feet of
nonresidential development broken down by retail, office, industrial, and institutional industries. The ten‐
year growth projections from the impact fee studies relies on these projections along with employee
density factors from the Institution of Transportation Engineers’ (ITE). For the retail industry the Shopping
Center land use factors are used; for office the General Office factors are used; for industrial the Light
Industrial factors are used; for Institutional the Hospital factors are used.
Figure 10. Institute of Transportation Engineers (ITE) Employment Density Factors
Shown in Figure 11, Bozeman is anticipated to grow by 6,075 jobs (17.6 percent) over the next ten years.
Institutional, office, and retail industries all have significant growth while industrial development is
anticipated to taper off. Based on the employee density factors, the employment growth will generate
2,250,000 million square feet of nonresidential floor area (10 percent growth from the base year).
Employment ITE Demand Emp Per Sq Ft
Industry Code Land Use Unit Dmd Unit Per Emp
Retail 820 Shopping Center 1,000 Sq Ft 2.12 471
Office 710 General Office 1,000 Sq Ft 3.26 307
Industrial 110 Light Industrial 1,000 Sq Ft 1.57 637
Institutional 610 Hospital 1,000 Sq Ft 2.86 350
Source: Trip Generation , Institute of Transportation Engineers, 11th Edition (2021)
37
Demographic and Land Use Assumptions Memorandum City of Bozeman, Montana 8 Figure 11. Employment and Nonresidential Floor Area Projections Base Year2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033Jobs [1]Retail 10,116 10,222 10,329 10,435 10,541 10,647 10,753 10,859 10,966 11,072 11,1781,062Office 7,798 7,996 8,194 8,391 8,589 8,787 8,985 9,182 9,380 9,578 9,7761,978Industrial 5,042 5,070 5,098 5,126 5,154 5,182 5,210 5,238 5,266 5,295 5,323280Institutional 11,612 11,888 12,164 12,439 12,715 12,990 13,266 13,541 13,817 14,092 14,3682,755Total 34,569 35,176 35,784 36,391 36,999 37,606 38,214 38,821 39,429 40,036 40,6446,0751.8% 1.7% 1.7% 1.7% 1.6% 1.6% 1.6% 1.6% 1.5% 1.5%17.6%Nonresidential Floor Area (1,000 sq. ft.) [2]Retail 7,856 7,906 7,956 8,006 8,056 8,106 8,156 8,206 8,256 8,306 8,356500Office 3,025 3,086 3,147 3,207 3,268 3,329 3,390 3,450 3,511 3,572 3,632607Industrial 3,204 3,222 3,240 3,258 3,276 3,294 3,312 3,329 3,347 3,365 3,383179Institutional 8,279 8,375 8,472 8,568 8,664 8,761 8,857 8,954 9,050 9,1479,243964Total 22,364 22,589 22,814 23,039 23,264 23,489 23,714 23,939 24,164 24,389 24,6142,250[1] Source: Bozeman Community Plan (2020)[2] Source: Institute of Transportation Engineers, Trip Generation, 2021IndustryTotalIncreasePercent Increase38
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
9
Functional Population
Both residential and nonresidential developments increase the demand on City services and facilities. To
calculate the proportional share between residential and nonresidential demand on service and facilities,
a functional population approach is used. The functional population approach allocates the cost of the
facilities to residential and nonresidential development based on the activity of residents and workers in
the city through the 24 hours in a day.
Residents that do not work are assigned 20 hours per day to residential development and 4 hours per day
to nonresidential development (annualized averages). Residents that work in Bozeman are assigned 14
hours to residential development and 10 hours to nonresidential development. Residents that work
outside the city are assigned 14 hours to residential development, the remaining hours in the day are
assumed to be spent outside of the city working. Inflow commuters are assigned 10 hours to
nonresidential development. Based on the most recent functional population data (2020), residential
development accounts for 66 percent of the functional population, while nonresidential development
accounts for 34 percent.
Figure 12. City of Bozeman Functional Population
Residential Demand Person
Population* 53,293 Hours/Day Hours
Residents Not Working 27,591 20 551,820
Employed Residents 25,702
Employed in Bozeman 15,447 14 216,258
Employed outside Bozeman 10,255 14 143,570
Residential Subtotal 911,648
Residential Share => 66%
Nonresidential
Non‐working Residents 27,591 4 110,364
Jobs Located in Bozeman 36,830
Residents Employed in Bozeman 21,383 10 213,830
Non‐Resident Workers (inflow commuters) 15,447 10 154,470
Nonresidential Subtotal 478,664
Nonresidential Share => 34%
TOTAL 1,390,312
Source: U.S. Census Bureau, OnTheMap 6.1.1 Application and LEHD Origin‐Destination
Employment Statistics.
* Source: 2020 U.S. Census Bureau
City of Bozeman (2020)
39
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
10
Vehicle Trip Generation
Residential Vehicle Trips by Housing Type
A customized trip rate is calculated for the single family and multifamily units in Bozeman. In Figure 13,
the most recent data from the US Census American Community Survey is inputted into equations provided
by the ITE to calculate the trip ends per housing unit factor. A single family unit is estimated to generate
9.27 trip ends and a multifamily unit is estimated to generate 5.36 trip ends on an average weekday. As
expected, single family homes generate more vehicle trips than smaller multifamily units. Furthermore,
multifamily units in Bozeman average more vehicle trips than the national average.
Figure 13. Customized Residential Trip End Rates by Housing Type
Owner‐Occupied 19,262 8,463 889 9,352 2.06
Renter‐Occupied 20,735 4,071 7,562 11,633 1.78
Total 39,997 12,534 8,451 20,985 1.91
13,355 9,110 22,465
Persons in Trip Vehicles by Trip Average National Trip
Households4 Ends5 Type of Unit Ends
6 Trip Ends Ends per Unit
7
Single Family 31,140 86,764 24,680 160,855 123,810 9.27 9.43
Multifamily 16,235 37,097 15,292 60,543 48,820 5.36 4.54
Total 47,375 123,861 39,972 221,398 172,630 7.68
Vehicles per
HH by Tenure
Housing Units3
Housing Type
Households by Structure Type2
Tenure by Units
in Structure
Vehicles
Available1
Single
Family Multifamily Total
7. Trip Generation, Institute of Transportation Engineers, 11th Edition (2021).
Local Trip
Ends per Unit
1. Vehicles available by tenure from Table B25046, 2020 American Community Survey 5‐Year Estimates.
3. Housing units from Table B25024, 2020 American Community Survey 5‐Year Estimates.
4. Total population in households from Table B25033, 2020 American Community Survey 5‐Year Estimates.
5. Vehicle trips ends based on persons using formulas from Trip Generation (ITE 2021). For single‐family
housing (ITE 210), the fitted curve equation is EXP(0.89*LN(persons)+1.72). To approximate the average
population of the ITE studies, persons were divided by 3 and the equation result multiplied by 3. For multi‐
family housing (ITE 221), the fitted curve equation is (2.29*persons)‐64.48 (ITE 2017).
6. Vehicle trip ends based on vehicles available using formulas from Trip Generation (ITE 2021). For single‐
family housing (ITE 210), the fitted curve equation is EXP(0.92*LN(vehicles)+2.68). To approximate the average
number of vehicles in the ITE studies, vehicles available were divided by 5 and the equation result multiplied
by 5. For multi‐family housing (ITE 221), the fitted curve equation is (4.77*vehicles)‐46.46 (ITE 2021).
2. Households by tenure and units in structure from Table B25032, 2020 American Community Survey 5‐Year
Estimates.
40
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
11
Residential Vehicle Trips Adjustment Factors
A vehicle trip end is the out‐bound or in‐bound leg of a vehicle trip. As a result, so to not double count
trips, a standard 50 percent adjustment is applied to trip ends to calculate a vehicle trip. For example, the
out‐bound trip from a person’s home to work is attributed to the housing unit and the trip from work back
home is attributed to the employer.
However, an additional adjustment is necessary to capture city residents’ work bound trips that are
outside of the city. The trip adjustment factor includes two components. According to the National
Household Travel Survey, home‐based work trips are typically 31 percent of out‐bound trips (which are
50 percent of all trip ends). Also, utilizing the most recent data from the Census Bureau's web application
"OnTheMap”, 40 percent of Bozeman workers travel outside the city for work. In combination, these
factors account for 6 percent of additional production trips (0.31 x 0.50 x 0.40 = 0.06). Shown in Figure 14,
the total adjustment factor for residential housing units includes attraction trips (50 percent of trip ends)
plus the journey‐to‐work commuting adjustment (6 percent of production trips) for a total of 56 percent.
Figure 14. Residential Trip Adjustment Factor for Commuters
Nonresidential Vehicle Trips
Vehicle trip generation for nonresidential land uses are calculated by using ITE’s average daily trip end
rates and adjustment factors found in their recently published 11th edition of Trip Generation. To estimate
the trip generation in Bozeman, the weekday trip end per 1,000 square feet factors listed in Figure 15 are
used.
Figure 15. Institute of Transportation Engineers Nonresidential Factors
For nonresidential land uses, the standard 50 percent adjustment is applied to office, industrial, and
institutional development. A lower vehicle trip adjustment factor is used for retail development because
Employed Bozeman Residents (2020) 25,702
Residents Working in Bozeman (2020) 15,447
Residents Commuting Outside of Bozeman for Work 10,255
Percent Commuting Out of Bozeman 40%
Additional Production Trips 6%
Standard Trip Adjustment Factor 50%
Residential Trip Adjustment Factor 56%
Source: U.S. Census, OnTheMap Application, 2020
Trip Adjustment Factor for Commuters
Employment ITE Demand Wkdy Trip Ends Wkdy Trip Ends
Industry Code Land Use Unit Per Dmd Unit Per Employee
Retail 820 Shopping Center 1,000 Sq Ft 37.01 17.42
Office 710 General Office 1,000 Sq Ft 10.84 3.33
Industrial 110 Light Industrial 1,000 Sq Ft 4.87 3.10
Institutional 610 Hospital 1,000 Sq Ft 10.77 3.77
Source: Trip Generation , Institute of Transportation Engineers, 11th Edition (2021)
41
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
12
this type of growth attracts vehicles as they pass‐by on arterial and collector roads. For example, when
someone stops at a convenience store on their way home from work, the convenience store is not their
primary destination.
In Figure 16, the Institute for Transportation Engineers’ land use code, daily vehicle trip end rate, and trip
adjustment factor is listed for each land use.
Figure 16. Daily Vehicle Trip Factors
Residential (per housing unit)
Single Family 210 9.27 56% 5.19
Multifamily 220 5.36 56% 3.00
Nonresidential (per 1,000 square feet)
Retail 820 37.01 38% 14.06
Office 710 10.84 50% 5.42
Industrial 110 4.87 50% 2.44
Institutional 610 10.77 50% 5.39
Land Use
ITE
Codes
Daily Vehicle
Trip Ends
Trip Adj.
Factor
Daily Vehicle
Trips
Source: Trip Generation , Institute of Transportation Engineers, 11th
Edition (2021); National Household Travel Survey, 2009
42
Demographic and Land Use Assumptions Memorandum City of Bozeman, Montana 13 Vehicle Trip Projections The base year vehicle trip totals and vehicle trip projections are calculated by combining the vehicle trip end factors, the trip adjustment factors, and the residential and nonresidential assumptions for housing stock and floor area. Citywide, residential land uses account for 120,548 vehicle trips and nonresidential land uses account for 179,264 vehicle trips in the base year (Figure 17). Through 2033, it is projected that daily vehicle trips will increase by 55,169 trips with the majority of the growth being generated by residential development (71 percent). Figure 17. Vehicle Trip Projections Base Year2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033Residential TripsSingle Family 81,741 82,976 84,212 85,447 86,683 87,918 89,154 90,389 91,625 92,860 94,09612,355Multifamily 38,808 41,494 44,181 46,867 49,553 52,240 54,926 57,613 60,299 62,986 65,67226,864Subtotal 120,548 124,470 128,392 132,314 136,236 140,158 144,080 148,002 151,924 155,846 159,76839,219Nonresidential TripsRetail 110,483 111,186 111,889 112,593 113,296 113,999 114,702 115,405 116,109 116,812 117,5157,032Office 16,397 16,726 17,055 17,385 17,714 18,043 18,372 18,701 19,030 19,359 19,6883,291Industrial 7,803 7,846 7,890 7,933 7,977 8,020 8,064 8,107 8,151 8,194 8,238435Institutional 44,581 45,100 45,619 46,138 46,658 47,177 47,696 48,215 48,735 49,254 49,7735,193Subtotal 179,264 180,859 182,454 184,049 185,644 187,239 188,834 190,429 192,024 193,619 195,21415,950Vehicle TripsGrand Total 299,812 305,329 310,846 316,363 321,880 327,397 332,914 338,431 343,948 349,465 354,98255,169Source: Institute of Transportation Engineers, Trip Generation, 11th Edition (2021)TotalIncreaseDevelopment Type43
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
14
Demand Indicators by Dwelling Size
As an alternative to simply using national average trip generation rates for residential development,
published by the Institute of Transportation Engineers (ITE), TischlerBise derived custom trip rates using
local demographic data. Key inputs needed for the analysis (i.e., average number of persons and vehicles
available per household) are available from American Community Survey (ACS) data.
Bozeman Control Totals
The U.S. Census Bureau provides a continuous monthly mailing of surveys, known as the American
Community Survey (ACS), which has limitations due to sample‐size constraints. For example, data on
detached housing units are combined with attached single units (commonly known as townhouses). Part
of the rationale for deriving fees by house size, as discussed further below, is to address this ACS data
limitation. Because townhouses generally have fewer bedrooms and less living space than detached units,
fees by house size ensure proportionality and facilitate construction of affordable units.
According to the U.S. Census Bureau, a household is a housing unit occupied by year‐round residents.
Development fees often use per capita standards and persons per housing unit (PPHU) or persons per
household (PPHH) to derive proportionate share fee amounts. When persons per household (PPHH) is
used in the development impact fee calculations, the fee methodology assumes all housing units will be
occupied, thus requiring seasonal or peak population to be used when deriving infrastructure standards.
The City of Bozeman and the surrounding area is home to a large number of second/vacation homes and
hosts many visitors throughout the year. Thus, TischlerBise recommends that fees for residential
development in Bozeman be imposed according to persons per household.
Figure 18. Persons per Household
Trip generation rates are also dependent upon the average number of vehicles available per dwelling. Key
independent variables needed for the analysis (i.e., vehicles available, households, and persons) are
available from the U.S. Census Bureau American Community Survey (ACS), indicating an average of 1.90
vehicles per household in Bozeman.
Housing Persons per Persons per Housing
Housing Type Persons Units Housing Unit Households Household Unit Mix
Single Family [1] 31,140 13,355 2.33 12,534 2.48 59%
Multifamily [2] 16,235 9,110 1.78 8,451 1.92 41%
Total 47,375 22,465 2.11 20,985 2.26
[1] Includes attached and detached single family homes and mobile homes
[2] Includes all other types
Source: U.S. Census Bureau, 2021 American Community Survey 5‐Year Estimates
44
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
15
Figure 19. Vehicles per Household
Demand Indicators by Dwelling Size
Impact fees must be proportionate to the demand for infrastructure. Because averages per household,
for both persons and vehicle trip ends, have a strong, positive correlation to the number of bedrooms,
TischlerBise recommends residential fee schedules that increase by unit size. Custom tabulations of
demographic data by bedroom range can be created from individual survey responses provided by the
U.S. Census Bureau in files known as Public Use Microdata Samples (PUMS). PUMS files are only available
for areas of at least 100,000 persons with Bozeman included in Public Use Microdata Areas (PUMA) 400.
Cells shaded yellow below are survey results for PUMA 400. Unadjusted persons per household (2.31),
derived from PUMS data for the PUMA listed above, are adjusted upward to match the control totals for
Bozeman (2.26), as shown above in Figure 18. Adjusted persons per household totals are shaded in gray.
Figure 20. Persons by Bedroom Range
Persons by Dwelling Size
Average floor area and number of persons by bedroom range are plotted in Figure 21 with a logarithmic
trend line derived from 2021 square footage estimates provided by the U.S. Census Bureau (West Region).
Dwellings with two bedrooms or less average 1,032 square feet of floor area—based on multifamily
dwellings constructed in West Census Region. Three‐bedroom dwellings average 2,118 square feet, four‐
bedroom dwellings average 2,932 square feet, and dwellings with five or more bedrooms average 4,269
square feet—based on single family dwellings constructed in West Census Region. Using the trend line
formula shown in the chart, TischlerBise derived the estimated average number of persons, by dwelling
Owner‐occupied 19,262 8,463 889 9,352 2.06
Renter‐occupied 20,735 4,071 7,562 11,633 1.78
Total 39,997 12,534 8,451 20,985 1.91
Single Family 24,680 12,534 1.97
Multifamily 15,292 8,451 1.81
Total 39,972 20,985 1.90
Source: U.S. Census Bureau, 2021 American Community Survey 5‐Year Estimates
Households
Tenure Vehicles
Available
Single
Family Multifamily Total
Vehicles per
HH by Tenure
Housing Type Vehicles
Available
Housing
Units
Vehicles per
Housing Unit
0‐2 2,180 2,204 1,273 33% 1.71 1.68
3 3,508 3,443 1,471 38% 2.38 2.33
4 2,173 2,139 798 21% 2.72 2.67
5+ 1,070 958 327 8% 3.27 3.20
Total 8,931 8,744 3,869 100% 2.31 2.26
Unadjusted
PPHH
Adjusted
PPHH2
Bedroom
Range Persons1 Vehicles
Available1 Households1 Housing
Mix
45
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
16
size, using 10 size thresholds.
As shown in the upper‐right corner of the table below, the smallest floor area range (1,400 square feet or
less) has an estimated average of 1.95 persons per dwelling. The largest floor area range (3,001 square
feet or more) has an estimated average of 2.82 persons per dwelling.
Figure 21. Persons by Dwelling Size
Person by Dwelling Size and Housing Type
The PPHH factors in Figure 21 represents an average over all housing types in Bozeman. An equivalent
dwelling unit (EDU) analysis is completed to calculate the PPHH by size for single family and multifamily
units. Shown in Figure 22, one EDU is set to the average sized homes in Bozeman (1,801 to 2,000 square
feet). The EDU factor for the other size thresholds is found by comparing the PPHH factors, for example,
homes from 1,400 to 1,600 square feet are 0.90 EDUs (2.09 PPHH / 2.33 PPHH = 0.90 EDUs). The EDU
factors for the size threshold is then combined with the average PPHH for single family and multifamily
Bedrooms Square Feet Persons Sq Ft Range Persons
0‐2 1,032 1.68 Under 1,400 1.95
3 2,118 2.33 1,400 to 1,600 2.09
4 2,932 2.67 1,601 to 1,800 2.22
5+ 4,269 3.20 1,801 to 2,000 2.33
2,001 to 2,200 2.43
2,201 to 2,400 2.52
2,401 to 2,600 2.60
2,601 to 2,800 2.68
2,801 to 3,000 2.75
3,001 or More 2.82
Actual Averages per Hsg Unit Fitted‐Curve Values
y = 1.0498ln(x) ‐ 5.6504
R² = 0.9878
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
0 1,000 2,000 3,000 4,000 5,000Person per HouseholdSquare Feet of Living Area
Persons per Household by
Square Feet of Dwelling
Average persons per household derived from
2021ACS PUMS data for the area that includes
Bozeman. Unit size for 0‐2 bedroom is from
the 2021 U.S. Census Bureau average for all
multifamily units constructed in the Census
West region. Unit size for all other bedrooms
is from the 2021 U.S. Census Bureau average
for singlefamily units constructed in the
Census Mountain division.
46
Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
17
units to find the PPHH by size. For example, found with US Census ACS 2021 data (Figure 1) the average
single family home in Bozeman is 2.48 persons, thus a single family home from 1,400 to 1,600 square feet
is 2.22 persons (0.90 EDUs x 2.48 persons = 2.22 persons).
Figure 22. Single Family & Multifamily PPHH by Size
Single Family Multifamily
EDU Factor PPHH PPHH
Under 1,400 1.95 0.84 2.08 1.61
1,400 to 1,600 2.09 0.90 2.22 1.72
1,601 to 1,800 2.22 0.95 2.36 1.83
1,801 to 2,000 2.33 1.00 2.48 1.92
2,001 to 2,200 2.43 1.04 2.59 2.00
2,201 to 2,400 2.52 1.08 2.68 2.08
2,401 to 2,600 2.60 1.12 2.77 2.14
2,601 to 2,800 2.68 1.15 2.85 2.21
2,801 to 3,000 2.75 1.18 2.93 2.27
3,001 or More 2.82 1.21 3.00 2.32
Average 2.48 1.92
Dwelling Size
(squre feet)
Overall
PPHH
47
Demographic and Land Use Assumptions Memorandum City of Bozeman, Montana 18 Trip Generation by Dwelling Size Rather than rely on one methodology, the recommended trip generation rates shown at the bottom of Figure 23, shaded gray, are an average of trip rates based on persons and vehicles available for all types of housing units. In Bozeman, the average household is expected to yield 8.86 average weekday vehicle trip ends (AWVTE), compared to the national weighted average of 7.45 trip ends per household. Figure 23. Average Weekday Vehicle Trip Ends by Bedroom Range 0‐2 2,180 2,204 1,273 33% 1.711.681.73 1.463 3,508 3,443 1,471 38% 2.382.332.34 1.974 2,173 2,139 798 21% 2.722.672.68 2.255+ 1,070 958 327 8% 3.273.202.93 2.46Total 8,931 8,744 3,869 100% 2.312.262.26 1.90National Averages According to ITE210 SFD 2.65 6.36 9.43 59% 3.56 1.48221 Apt 3.31 5.10 4.54 41% 1.37 0.89Weighted Avg 2.92 5.85 7.45 100% 2.67 1.24Recommended AWVTE per Household0‐2 4.91 8.546.7336.8011.529.1647.8013.1610.485+ 9.34 14.3911.87Average 6.60 11.128.86210 SFD 6.80 11.529.162.33 1.97220 Apt 5.20 10.597.901.78 1.81All Types 6.16 11.128.642.11 1.90UnadjustedPPHHAdjustedPPHH2UnadjustedVPHHAdjustedVPHH2ITE CodeAWVTEper PersonAWVTEper VehicleAWVTEper HHHousingMixPersons perHouseholdVehicles perHouseholdBedroom RangePersons1VehiclesAvailable1Households1HousingMixUnadjustedVPHHBedroom RangeAWVTE perHH Basedon Persons3AWVTE perHH Basedon Vehicles4AWVTE per Household5ITE CodeAWVTEper PersonAWVTEper VehicleAWVTEper HHUnadjustedPPHH1. American Community Survey, Public Use Microdata Sample forMontana PUMA 400 (20215‐Year unweighted data).2. Adjusted multipliers are scaled to make the average PUMS valuesmatch control totals for Bozeman based on 2021 AmericanCommunity Survey 5‐Year Estimates.3. Adjusted persons per household multiplied by national weightedaveragetriprateper person.4. Adjusted vehicles available per household multiplied by nationalweighted average trip rate per vehicle.5. Average trip rates based on persons and vehicles per household.
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Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
19
Vehicle Trip Ends by Dwelling Size
To derive AWVTE by dwelling size, TischlerBise matched trip generation rates and average floor area, by
bedroom range, as shown in Figure 24, with a logarithmic trend line derived from 2021 square footage
estimates provided by the U.S. Census Bureau (West Region). Dwellings with two bedrooms or less
average 1,032 square feet of floor area—based on multifamily dwellings constructed in West Census
Region. Three‐bedroom dwellings average 2,118 square feet, four‐bedroom dwellings average 2,932
square feet, and dwellings with five or more bedrooms average 4,269 square feet—based on single family
dwellings constructed in West Census Region. Using the trend line formula shown in the chart, TischlerBise
derived the estimated average weekday vehicle trip ends, by dwelling size, using 10 size thresholds.
As shown in the upper‐right corner of the table below, the smallest floor area range (1,400 square feet or
less) generates an estimated average of 7.78 trip ends per dwelling. The largest floor area range (3,001
square feet or more) generates an estimated average of 10.78 trip ends per dwelling.
Figure 24. Vehicle Trip Ends by Dwelling Size
Bedrooms Square Feet Trip Ends Sq Ft Range Trip Ends
0‐2 1,032 6.73 Under 1,400 7.78
3 2,118 9.16 1,400 to 1,600 8.27
4 2,932 10.48 1,601 to 1,800 8.69
5+ 4,269 11.87 1,801 to 2,000 9.07
2,001 to 2,200 9.42
2,201 to 2,400 9.74
2,401 to 2,600 10.03
2,601 to 2,800 10.29
2,801 to 3,000 10.54
3,001 or More 10.78
Actual Averages per Hsg Unit Fitted‐Curve Values
y = 3.6254ln(x) ‐ 18.482
R² = 0.9986
0.00
2.00
4.00
6.00
8.00
10.00
12.00
14.00
0 1,000 2,000 3,000 4,000 5,000Trip Ends per HouseholdSquare Feet of Living Area
Vehicle Trips by
Square Feet of Dwelling
Vehicle tripsby dwelling size are derived from
2021 ACS PUMS data for the area that includes
Bozeman. Unit size for 0‐2 bedroom is from
the 2021 U.S. Census Bureau average for all
multifamily units constructed in the Census
West region. Unit size for all other bedrooms
is from the 2021 U.S. Census Bureau average
for singlefamily units constructed in the
Census Mountain division.
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Demographic and Land Use Assumptions Memorandum
City of Bozeman, Montana
20
Trip Ends by Dwelling Size and Housing Type
The PPHH factors in Figure 24 represents an average over all housing types in Bozeman. An equivalent
dwelling unit (EDU) analysis is completed to calculate the trip ends by size for single family and multifamily
units. Shown in Figure 25, one EDU is set to the average sized homes in Bozeman (1,801 to 2,000 square
feet). The EDU factor for the other size thresholds is found by comparing the trip end factors, for example,
homes from 1,400 to 1,600 square feet are 0.91 EDUs (8.27 trip ends / 9.07 trip ends = 0.91 EDUs). The
EDU factors for the size threshold is then combined with the average trip ends for single family and
multifamily units to find the trip ends by size. For example, found with US Census ACS 2021 data (Figure
13) the average single family home in Bozeman generates 9.27 trip ends, thus a single family home from
1,400 to 1,600 square feet is 8.45 trip ends (0.91 EDUs x 9.27 trip ends = 8.45 trip ends).
Figure 25. Single Family & Multifamily Trip Ends by Size
Single Family Multifamily
EDU Factor Trip Ends Trip Ends
Under 1,400 7.78 0.86 7.95 4.60
1,400 to 1,600 8.27 0.91 8.45 4.89
1,601 to 1,800 8.69 0.96 8.88 5.14
1,801 to 2,000 9.07 1.00 9.27 5.36
2,001 to 2,200 9.42 1.04 9.63 5.57
2,201 to 2,400 9.74 1.07 9.95 5.76
2,401 to 2,600 10.03 1.11 10.25 5.93
2,601 to 2,800 10.29 1.13 10.52 6.08
2,801 to 3,000 10.54 1.16 10.77 6.23
3,001 or More 10.78 1.19 11.02 6.37
Average 9.27 5.36
Dwelling Size
(squre feet)
Overall
Trip Ends
50
Memorandum
REPORT TO:Community Development Board
FROM:Chris Saunders, Community Development Manager
Erin George, Community Development Deputy Director
Anna Bentley, Community Development Director
SUBJECT:Upcoming Items for the March 4, 2024, Community Development Board
Meetings.
MEETING DATE:February 26, 2024
AGENDA ITEM TYPE:Citizen Advisory Board/Commission
RECOMMENDATION:Information only, no action required.
STRATEGIC PLAN:4.2 High Quality Urban Approach: Continue to support high-quality planning,
ranging from building design to neighborhood layouts, while pursuing urban
approaches to issues such as multimodal transportation, infill, density,
connected trails and parks, and walkable neighborhoods.
BACKGROUND:The following development review items are presently scheduled for the
March 4, 2024, Community Development Board meeting:
None.
UNRESOLVED ISSUES:None.
ALTERNATIVES:None.
FISCAL EFFECTS:None.
Report compiled on: February 21, 2024
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