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HomeMy WebLinkAbout07-21-25 - Community Development Board - Agendas & Packet MaterialsA. Call to Order - 6:00 pm B. Disclosures C. Changes to the Agenda D. Public Service Announcements E. Approval of Minutes E.1 Approval of Minutes(Sagstetter) F. Consent Items F.1 Gran Cielo Block 4 Subsequent Minor Subdivision Preliminary Plat application to further subdivide 5 lots in Block 4 of Gran Cielo Subdivision into a 7 lot subdivision for residential THE COMMUNITY DEVELOPMENT BOARD OF BOZEMAN, MONTANA CDB AGENDA Monday, July 21, 2025 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 comments@bozeman.net or by visiting the Public Comment Page prior to 12:00pm on the day of the meeting. At the direction of the City Commission, anonymous public comments are not distributed to the Board or staff. 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 Chris Saunders, csaunders@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. Click Join Now to enter the meeting. Via Phone: This is for listening only if you cannot watch the stream, channel 190, or attend in- person United States Toll +1 346 248 7799 Access code: 954 6079 2484 1 single household uses. The subject property is zoned R-3 (Residential Medium Density District) and contains 0.69 acres of buildable lots. Generally located Northeast of the corner of Cielo Way and South 31st Avenue. Â Application 25157 (Quasi-Judicial)(Garber) G. Special Presentations H. Action Items I. Public Comments on Non-agenda Items Falling within the Purview and Jurisdiction of the Board J. FYI/Discussions J.1 Upcoming Items for the Aug 4, 2025, Community Development Board Meeting (Saunders) J.2 Bozeman Community Plan Technical Compliance Update Engagement Plan (Saunders) J.3 Continued Discussion of Unified Development Code Update Regarding Zoning Districts and Uses Within Zoning Districts(Saunders) K. Adjournment This is the time to comment on any non-agenda 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 appear on the agenda. All persons addressing the Community Development Board shall speak in a civil and courteous manner and members of the audience shall be respectful of others. Please state your name, and state whether you are a resident of the city or a property owner within the city 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. Information only, no action required. Discuss and determine whether to make a recommendation to the City Commission regarding identified questions This board generally meets the first and third Monday of the month from 6:00 pm to 8:00 pm. City Board meetings are open to all members of the public. If you have a disability that requires assistance, please contact our ADA Coordinator, David Arnado, at 406.582.3232. 2 Memorandum REPORT TO:Community Development Board FROM:Sam Sagstetter SUBJECT:Approval of Minutes MEETING DATE:July 21, 2025 AGENDA ITEM TYPE:Community Development - Legislative RECOMMENDATION:Approve STRATEGIC PLAN:1.1 Outreach: Continue to strengthen and innovate in how we deliver information to the community and our partners. BACKGROUND:None. UNRESOLVED ISSUES:None. ALTERNATIVES:Approve with corrections. FISCAL EFFECTS:None. Attachments: 070725 CDB Minutes.pdf Report compiled on: July 17, 2025 3 Bozeman Community Development Meeting Minutes, July 7, 2025 Page 1 of 7 THE COMMUNITY DEVELOPMENT MEETING OF BOZEMAN, MONTANA MINUTES JULY 7, 2025 General information about the Community Development Board is available in our Laserfiche repository. Present: Jennifer Madgic, Ben Lloyd, Hap Happel, Chris Egnatz, Jason Delmue Excused: Nicole Olmstead, Mark Egge A) 00:08:19 Call to Order - 6:00 pm B) 00:08:42 Disclosures C) 00:08:47 Changes to the Agenda Special Presentation to introduce new Community Development Deputy Director, Rebecca Harbage. D) 00:09:33 Approval of Minutes D.1 Approval of Minutes 061625 CDB Minutes.pdf 00:09:36 Motion to approve Jennifer Madgic: Motion Ben Lloyd: 2nd 00:09:43 Vote on the Motion to approve The Motion carried 5 - 0. Approve: Ben Lloyd Hap Happel Nicole Olmstead 4 Bozeman Community Development Meeting Minutes, July 7, 2025 Page 2 of 7 Chris Egnatz Jason Delmue Disapprove: None E) 00:11:30 Consent Items E.1 00:11:33 Meadow Bridge Subdivision Preliminary Plat application to subdivide two parcels zoned R-3 into a major subdivision for residential, park, and open space uses. The proposed subdivision includes 45 buildable lots, 1 park lot, 3 open space lots, and road Rights-of-way on a total of 25.32 acres. The project is proposed to be completed in one phase. Generally located northwest of the corner of Blackwood Road and S 23rd Avenue. Application 25017 (Quasi-Judicial) 25017 Meadow Bridge_CDB Staff Report Final.pdf 00:15:16 Motion to approve Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 25017 and move for the Community Development Board in its capacity as the Planning Board to recommend approval of the subdivision with conditions and subject to all applicable code provisions. Hap Happel: Motion Jason Delmue: 2nd 00:15:29 Vote on the Motion to approve Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 25017 and move for the Community Development Board in its capacity as the Planning Board to recommend approval of the subdivision with conditions and subject to all applicable code provisions. The Motion carried 5 - 0. Approve: Jennifer Madgic Ben Lloyd Hap Happel Chris Egnatz Jason Delmue Disapprove: None F) 00:15:50 Action Items 5 Bozeman Community Development Meeting Minutes, July 7, 2025 Page 3 of 7 F.1 00:16:02 Annexation and Zone Map Amendment Requesting Annexation and the Establishment of an Initial Zoning Designation of PLI on 1.048 Acres, the 2221 South 3rd Annexation, Application 24714 24714 2221 South 3rd ANNEX - ZMA CDB SR.pdf 00:16:21 Planner Tom Rogers presents to the board. 00:24:23 Planner Tom Rogers answers questions from the board. 00:27:28 Rob Pertzborn from Intrinsik Architecture presents to board. 00:29:50 Motion to approve Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 24714 and move to recommend approval of the 2221 South 3rd Avenue Zone Map Amendment, with contingencies required to complete the application processing. Ben Lloyd: Motion Chris Egnatz: 2nd 00:32:28 Vote on the Motion to approve Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 24714 and move to recommend approval of the 2221 South 3rd Avenue Zone Map Amendment, with contingencies required to complete the application processing. The Motion carried 5 - 0. Approve: Jennifer Madgic Ben Lloyd Hap Happel Chris Egnatz Jason Delmue Disapprove: None F.2 00:32:48 Continued Discussion of Unified Development Code Update Regarding Zoning Districts and Uses Within Zoning Districts CDB July 7 2025 Zoning Districts and Uses.pdf Commercial Zoned Buffers (11x17).pdf UDC ZMA Request Public Comment summary 7-2-2025.pdf 01:49:31 Jim Webster provides public comment 01:53:08 Natsuki Nakamura provides public comment 01:55:44 Christopher S. provides public comment 6 Bozeman Community Development Meeting Minutes, July 7, 2025 Page 4 of 7 02:03:49 Motion to approve Discuss and determine whether to make a recommendation to the City Commission regarding identified questions Hap Happel: Motion Jennifer Madgic: 2nd 02:08:48 Vote on the Motion to approve Discuss and determine whether to make a recommendation to the City Commission regarding identified questions The Motion carried 5 - 0. Approve: Jennifer Madgic Ben Lloyd Hap Happel Chris Egnatz Jason Delmue Disapprove: None Thumbs up or down about draft map and potential continued review of draft map making further midblock boundary adjustments 02:09:03 Motion to approve Upzone, downzone, or keep same zoning of midblock boundaries Hap Happel: Motion Jennifer Madgic: 2nd 02:19:09 Vote on the Motion to approve Upzone, downzone, or keep same zoning of midblock boundaries The Motion carried 5 - 0. Approve: Jennifer Madgic Ben Lloyd Hap Happel Chris Egnatz Jason Delmue Disapprove: None Egnatz: More Delmue: More Happel: More Madgic: Less Lloyd: More 7 Bozeman Community Development Meeting Minutes, July 7, 2025 Page 5 of 7 02:19:52 Motion to approve Does the board recommend expanding the scope of non residential uses within the res zoning districts? If so, does the Board recommend special limitation on them? Hap Happel: Motion Jennifer Madgic: 2nd 02:26:59 Vote on the Motion to approve Does the board recommend expanding the scope of non residential uses within the res zoning districts? If so, does the Board recommend special limitation on them? The Motion carried 5 - 0. Approve: Jennifer Madgic Ben Lloyd Hap Happel Chris Egnatz Jason Delmue Disapprove: None 02:26:05 Board recommends looking at form based aspects of the code for these different zones and making sure they are providing viable spaces with those form based requirements so they are desirable spaces for a multitude of tenants 02:28:53 Motion to approve Does the board recommend revising the number of homes allowed as a maximum in a single building and under what conditions in the RA and RB districts? RA: At least 4 dwelling units in existing or new structures RB: Permit Additional homes in a single building. No cap currently suggested on maximum number Hap Happel: Motion Jennifer Madgic: 2nd 02:52:38 Vote on the Motion to approve Does the board recommend revising the number of homes allowed as a maximum in a single building and under what conditions in the RA and RB districts? RA: At least 4 dwelling units in existing or new structures RB: Permit Additional homes in a single building. No cap currently suggested on maximum number The Motion carried 5 - 0. Approve: Jennifer Madgic Ben Lloyd Hap Happel 8 Bozeman Community Development Meeting Minutes, July 7, 2025 Page 6 of 7 Chris Egnatz Jason Delmue Disapprove: None F.3 02:59:30 Bozeman Community Plan Technical Compliance Update Engagement Plan Review BCP_TCU_Community Engagement Plan Draft v2.pdf 76-25-106. Public participation, MCA.pdf 03:00:21 Chris Saunders presents to the board 03:08:09 Motion to approve I move to recommend the draft public engagement plan be approved by the City Commission with clarifications to be more clear to the general public Hap Happel: Motion Jason Delmue: 2nd 03:10:01 Vote on the Motion to approve I move to recommend the draft public engagement plan be approved by the City Commission with clarifications to be more clear to the general public The Motion carried 5 - 0. Approve: Jennifer Madgic Ben Lloyd Hap Happel Chris Egnatz Jason Delmue Disapprove: None G) 03:11:17 Public Comments on Non-agenda Items Falling within the Purview and Jurisdiction of the Board H) 03:11:37 FYI/Discussions H.1 03:11:42 Upcoming Items for the July 21, 2025, Community Development Board Meeting 03:12:08 Commissioner Madgic Discusses "Walk with a Commissioner" program I) 03:13:14 Adjournment This board generally meets the first and third Monday of the month from 6:00 pm to 8:00 pm. 9 Bozeman Community Development Meeting Minutes, July 7, 2025 Page 7 of 7 10 Memorandum REPORT TO:Community Development Board FROM:Danielle Garber, Senior Planner Brian Krueger, Development Review Manager Rebecca Harbage, Deputy Director of Community Development Erin George, Director of Community Development SUBJECT:Gran Cielo Block 4 Subsequent Minor Subdivision Preliminary Plat application to further subdivide 5 lots in Block 4 of Gran Cielo Subdivision into a 7 lot subdivision for residential single household uses. The subject property is zoned R-3 (Residential Medium Density District) and contains 0.69 acres of buildable lots. Generally located Northeast of the corner of Cielo Way and South 31st Avenue. Application 25157 (Quasi-Judicial) MEETING DATE:July 21, 2025 AGENDA ITEM TYPE:Community Development - Quasi-Judicial RECOMMENDATION:Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 25157 and move for the Community Development Board in its capacity as the Planning Board to recommend approval of the subdivision with conditions and subject to all applicable code provisions. 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 Department of Community Development received a Preliminary Plat Application on April 24, 2025 requesting a subsequent minor subdivision to further subdivide Lots 1-5, Block 4 of Gran Cielo Subdivision Phase 2 into 7 lots. The subject property is zoned R-3 (Residential Medium Density District). This land was previously reviewed under the following applications: 17522 Gran Cielo Major Subdivision Preliminary Plat (external link to 11 the Finding of Facts and Order signed July 16, 2018) 19219 Gran Cielo Major Subdivision Preliminary Plat (external link to the online document repository for this project) All required infrastructure has been constructed or financially guaranteed and subsequent final plat applications have been reviewed and recorded for all existing lots in the subdivision. This subsequent minor subdivision is located in Phase 2 and the recorded Phase 2 Final Plat may be viewed in the city’s online document repository under Document 003 – Existing Recorded Plat. No phasing is proposed. No new infrastructure, streets, lighting, or city parks are proposed. The site does not contain surface water or wetlands, existing vegetation, or public lands. Preapplication review was completed on February 24, 2025. BMC 38.220.060.A requires documentation of compliance with adopted standards unless waivers have been granted during the pre-application process. Waivers were granted from the following documentation requirements: Surface Water; Floodplains; Groundwater; Geology Soils, Slopes; Vegetation; Wildlife; Agriculture; Agricultural Water User Facilities; Park and Recreation Facilities; Neighborhood Center Plan; Lighting Plan; Miscellaneous; And Affordable Housing. Partial waivers were granted for the required engineering reports for water and sewer, stormwater management, and streets, roads and alleys with supplemental memos prepared by a professional engineer licensed it the State of Montana indicating capacity exists to accommodate the 2 additional homes. On June 12, 2025 the Development Review Committee (DRC) found the application sufficient for continued review and recommends the conditions and code provisions identified in the staff report. The subdivider did not request any variances with this application. The City did not receive any written public comment on the application as of the writing of this report. Please see the staff report for analysis of the review criteria. This subdivision meets the criteria for review under 76-3-616 Montana Code Annotated (MCA) - Exemption for Certain Subdivisions. This statute exempts this subdivision from the public hearing requirement. Per BMC 38.240.100 the final decision for this preliminary plat must be made within 60 working days from sufficiency, or by September 9, 2025. The City Commission meeting regarding this subdivision is scheduled for August 12, 2025. Materials in the submittal relevant to the Planning Board’s duties include: Application Documents Application Drawings 12 The application documents folder will contain the cover letter, water and sewer memo and report, stormwater management memo and report, and the streets, roads and alleys memo and traffic impact study waiver, as well as documentation to demonstrate compliance with Chapter 38 including compliance with adopted standards required in BMC 38.220.060 where waivers were not granted. The application drawings folder will contain the draft plat, as well as the overall site plan and proposed services layout. UNRESOLVED ISSUES:None ALTERNATIVES:As recommended by the board FISCAL EFFECTS:Fiscal impacts are undetermined at this time, but will include increased property tax revenues from new development, along with increased costs to deliver municipal services to the property. Impact fees will be collected at the time of building permit issuance for individual buildings along with City sewer and water connection fees. Attachments: 25157 Staff Report.pdf Report compiled on: July 15, 2025 13 25157 Gran Cielo Block 4 Subdivision Page 1 of 19 25157 Gran Cielo Block 4 Subdivision Preliminary Plat Public Meeting/Hearing Dates: Planning Board meeting will be held - Monday, July 21, 2025 at 6:00 pm. City Commission meeting will be held Tuesday, August 12, 2025 at 6:00 pm Project Description: A preliminary plat requesting to further subdivide 5 lots in Block 4 of Gran Cielo Subdivision into a 7 lot subdivision for residential single household uses. The subdivision is proposed on 0.69 acres and is zoned R-3. Project Location: Addresses TBD, Northeast of the corner of Cielo Way and South 31st Avenue Staff Finding: The application conforms to standards and is sufficient for approval with conditions and code provisions. Recommended Planning Board Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 25157 and move for the Community Development Board in its capacity as the Planning Board to recommend approval of the subdivision with conditions and subject to all applicable code provisions. Recommended City Commission Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 25157 and move to approve the subdivision with conditions and subject to all applicable code provisions. Report Date: July 15, 2025 Staff Contact: Danielle Garber, Senior Planner Alicia Paz-Solis, Project Engineer Agenda Item Type: Consent (Quasi-judicial) EXECUTIVE SUMMARY This report is based on the application materials submitted and public comment received to date. The application materials are available in the City’s Laserfiche archive and may be accessed through the Community Development viewer. Unresolved Issues. There are no unresolved issues with this application. Project Summary The Department of Community Development received a Preliminary Plat Application on April 24, 2025 requesting a minor subdivision to further subdivide Lots 1-5, Block 4 of Gran Cielo 14 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 2 of 19 Subdivision Phase 2 into 7 lots. The subject property is zoned R-3 (Residential Medium Density District). This land was previously reviewed under the following applications: • 17522 Gran Cielo Major Subdivision Preliminary Plat (external link to the Finding of Facts and Order signed July 16, 2018) • 19219 Gran Cielo Major Subdivision Preliminary Plat (external link to the online document repository for this project) Application 17522 provided the primary review for the Gran Cielo Major Subdivision and the findings of fact was signed in July of 2018. On February 1, 2019, Application 19219 was submitted for changes requested to the amount of provided parkland and park design. The proposed changes under application 19219 were reviewed at a public hearing on September 23, 2019 and the Findings of Fact and Order was signed on November 4, 2019. All required infrastructure has been constructed or financially guaranteed and subsequent final plat applications have been reviewed and recorded for all proposed lots in the subdivision under the following applications: • 19472 Gran Cielo Subdivision Phase 1 Final Plat • 20362 Gran Cielo Subdivision Phase 1A Final Plat • 21414 Gran Cielo Subdivision Phase 2 Final Plat. This subsequent minor subdivision is located in Phase 2 and the recorded Phase 2 Final Plat may be viewed in the city’s online document repository under Document 003 – Existing Recorded Plat. Proposed land uses of single household residential are not proposed to change from the initial subdivision review. Lot lines for the existing 5 undeveloped lots will be adjusted to accommodate the 2 new lots proposed. All proposed lots meet the minimum lot area and width standards required in Section 38.320.030 of the Bozeman Municipal Code (BMC). South 13st Avenue adjacent to Block 4 has already been constructed and accepted by the City. Water and sewer lines mains serving the subject property exist and are located in South 31st Avenue. The 2 new proposed lots have available access from the already constructed South 31st Avenue, and the alley that runs north-south through the center of Block 4. 3 new water service lines from the main in South 31st Avenue are proposed, as well as 2 new sewer lines. No phasing is proposed. No new infrastructure, streets, lighting, or city parks are proposed. The site does not contain surface water or wetlands, existing vegetation, or public lands. Pre-application review was completed on February 24, 2025. BMC 38.220.060.A requires documentation of compliance with adopted standards unless waivers have been granted during the pre-application process. Waivers were granted from the following documentation requirements: Surface Water; Floodplains; Groundwater; Geology Soils, Slopes; Vegetation; Wildlife; Agriculture; Agricultural Water User Facilities; Park and Recreation Facilities; 15 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 3 of 19 Neighborhood Center Plan; Lighting Plan; Miscellaneous; And Affordable Housing. Partial waivers were granted for the required engineering reports for water and sewer, stormwater management, and streets, roads and alleys with supplemental memos prepared by a professional engineer licensed it the State of Montana indicating capacity exists to accommodate the 2 additional homes. On June 12, 2025 the Development Review Committee (DRC) found the application sufficient for continued review and recommends the conditions and code provisions identified in this report. The subdivider did not request any variances with this application. The City did not receive any written public comment on the application as of the writing of this report. The final decision for this preliminary plat must be made by September 9, 2025 or 60 working days from the sufficiency date per BMC 38.240.100 and MCA 76-3-616 for exempt subdivisions. Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Continue the public meeting on the application, with specific direction to staff or the subdivider to supply additional information or to address specific items. 16 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 4 of 19 TABLE OF CONTENTS EXECUTIVE SUMMARY .........................................................................................................1 Unresolved Issues. ...........................................................................................................1 Project Summary .............................................................................................................1 Alternatives .....................................................................................................................3 SECTION 1 – MAP SERIES ......................................................................................................5 SECTION 2 – REQUESTED VARIANCES ...............................................................................9 SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL ...........................................9 SECTION 4 – CODE REQUIREMENTS ...................................................................................9 SECTION 5 – RECOMMENDATION AND FUTURE ACTIONS ........................................... 11 SECTION 6 – STAFF ANALYSIS and findings ....................................................................... 11 Applicable Subdivision Review Criteria, Section 38.240.150.B, BMC. .......................... 11 Documentation of compliance with adopted standards 38.220.060 ................................. 14 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY .................................... 16 APPENDIX B – DETAILED PROJECT DESCRIPTION ......................................................... 18 APPENDIX C – NOTICING AND PUBLIC COMMENT ........................................................ 18 APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ................................ 18 FISCAL EFFECTS ................................................................................................................... 18 ATTACHMENTS ..................................................................................................................... 19 17 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 5 of 19 SECTION 1 – MAP SERIES Exhibit 1 – Zoning 18 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 6 of 19 Exhibit 2 – Future Land Use Map 19 25157 Gran Cielo Block 4 Subdivision Page 7 of 19 Exhibit 3 – Preliminary Plat Layout (see full sheet in file, under drawing 001) 20 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 8 of 19 Exhibit 4 – Site and Services Layout (see full sheet in file, under drawing 002) 21 25157 Gran Cielo Block 4 Subdivision Page 9 of 19 SECTION 2 – REQUESTED VARIANCES No variances are requested with this application. SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to this project. Recommended Conditions of Approval: 1. The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application shall include one (1) signed reproducible copy on a 3 mil or heavier stable base polyester film (or equivalent). The Gallatin County Clerk & Recorders office has elected to continue the existing medium requirements of 1 mylar with a 1 binding margin on one side for both plats and COSs. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set 2. The applicant shall submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. SECTION 4 – CODE REQUIREMENTS 1. Sec. 38.100.080 – Compliance with regulations required. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. Sec. 38.220.310, and 320. Property Owners’ Association. Updated Property owners’ association (POA) documents including covenants must be provided with the final plat prior to being finalized and recorded. The POA documents must include the requirements of BMC 38.220.310, and 320 where applicable. Additionally based on the existing documents revise and add the following. a. Prior to final plat approval, provide an exhibit with the stormwater maintenance plan identifying all the stormwater features that the POA maintains. This exhibit must be included in a supplemental declaration and be recorded with the minor subdivision plat. 3. Sec. 38.410.130 - Water Adequacy. The applicant has indicated they intend to pay cash-in- lieu of water with future development to satisfy this section of the Bozeman Municipal Code. The estimated annual municipal demand from the addition of the two lots is 0.468 acre-feet. At the City's current CILWR fee rate of $6,000/AF the CILWR fee for the project is $2,808. The amount and rate must be confirmed with the Engineering Division and paid prior to final plat approval. 22 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 10 of 19 4. Sec. 38.220.070.8—Conditions of approval. A sheet(s) of the plat depicting conformance with subdivision application approval must be submitted as set forth in 24.183.1107 ARM as may be amended and as required by the county clerk and recorder, and must: Be entitled "Conditions of Approval of [insert name of subdivision]" with a title block including the quarter-section, section, township, range, principal meridian, county, and, if applicable, city or town in which the subdivision is located. a. Contain any text and/or graphic representations of requirements by the governing body for final plat approval including, but not limited to, setbacks from streams or riparian areas, floodplain boundaries, no-build areas, building envelopes, or the use of particular parcels. b. Include a certification statement by the landowner that the text and/or graphics shown on the conditions of approval sheet(s) represent(s) requirements by the governing body for final plat approval and that all conditions of subdivision application have been satisfied. c. Include a notation stating that the information shown is current as of the date of the certification, and that changes to any land-use restrictions or encumbrances may be made by amendments to covenants, zoning regulations, easements, or other documents as allowed by law or by local regulations. d. Include a notation stating that buyers of property should ensure that they have obtained and reviewed all sheets of the plat and all documents recorded and filed in conjunction with the plat, and that buyers of property are strongly encouraged to contact the local community development department and become informed of any limitations on the use of the property prior to closing. e. List all associated recorded documents and recorded document numbers. f. Include a tabulation of parkland credit for the entire subdivision and attributed to each lot. g. Include a tabulation of open space. List easements, including easements for agricultural water user facilities. h. In addition, the applicant must add a note to the conditions of approval sheet of the plat that: i. The maintenance of all stormwater facilities, including stormwater facilities within the park parcels, is the responsibility of the property owners’ association (POA). ii. No crawl spaces will be permitted with future development of the site, unless a professional engineer registered in the State of Montana certifies that the lowest point of any proposed structure is located above the seasonal high groundwater level and provide supporting groundwater data prior to the release of building permit. In addition, sump pumps are not allowed to be connected to the sanitary sewer system. iii. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. 23 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 11 of 19 iv. Include a notation stating that topsoil depth and topsoil quality requirements must be met on all future subdivided lots prior to installation of landscaping and irrigation, as outlined in the most recent version of the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. SECTION 5 – RECOMMENDATION AND FUTURE ACTIONS The Development Review Committee (DRC) determined the application was sufficient for continued review and recommended approval with conditions on June 12, 2025. Planning Board meeting will be held - Monday, July 21, 2025 at 6:00 pm. City Commission meeting will be held Tuesday, August 12, 2025 at 6:00 pm SECTION 6 – STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Subdivision Review Criteria, Section 38.240.150.B, BMC. In considering applications for subdivision approval under this title, the advisory boards and City Commission shall consider the following: 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act The preliminary plat was prepared in accordance with the surveying and monumentation requirements of the Montana Subdivision and Platting Act by a Professional Engineer registered in the State of Montana. As noted in the code requirements, the final plat must comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act The final plat must comply with the standards identified and referenced in the Bozeman Municipal Code. The subdivider is advised that unmet code provisions, or code provisions not specifically listed as a condition of approval, do not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. Sections 3 and 4 of this report identify conditions and code provisions necessary to meet all municipal standards. The listed code requirements address necessary documentation and compliance with standards. Therefore, upon satisfaction of all conditions and code corrections the subdivision will comply with the subdivision regulations. 24 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 12 of 19 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The Bozeman Planning Board public meeting and City Commission public hearings were properly noticed in accordance with the Bozeman Municipal Code. Based on the recommendation of the Development Review Committee (DRC) and other applicable review agencies, as well as any public testimony received on the matter, the City Commission will make the final decision on the subdivider’s request. Review of this subdivision was conducted under the terms of 76-3-616 MCA as authorized in 38.240.100. The Department of Community Development received a preliminary plat application on April 24, 2025. The DRC reviewed the preliminary plat application and determined the submittal was sufficient to allow for the continued review of the proposed subdivision. The applicant posted public notice on the subject property on June 20, 2025. The applicant sent public notice to all landowners of record within 200-feet of the subject property via first class mail, on June 20, 2025. No public comment had been received on this application as of the writing of this report. On July 15, 2025 a major subdivision staff report was completed and forwarded with a recommendation of conditional approval for consideration to the Planning Board. 4) Compliance with Chapter 38, BMC and other relevant regulations Community Development staff and the DRC reviewed the preliminary plat against all applicable regulations and the application complies with the BMC and all other relevant regulations with conditions and code corrections. This report includes Conditions of Approval and required code provisions as recommended by the DRC for consideration by the City Commission to complete the application processing for final plat approval. All municipal water and sewer facilities will conform to the regulations outlined by the Montana Department of Environmental Quality and the requirements of the Design Standards and Specifications Policy (DSSP) and the City of Bozeman Modifications to Montana Public Works Standard Specifications. Water/sewer – The additional 2 lots will not significantly burden city water and sewer infrastructure. Document 028 contains the supplementary capacity memo prepared by a professional engineer licensed with the State of Montana with water and wastewater calculations demonstrating the additional demand per day. This memo and the attached original design report was reviewed by the Engineering Division for compliance with state and local Public Works Standard Specifications, the City’s design standards, the City of Bozeman Water Facility Plan and was found to meet City’s review requirements. Adequate water distribution systems and capacity, and sewage collection and disposal capacity exists to serve two additional households within the subdivision. Code provision 3 requires the applicant offset estimated water demand prior to final plat approval per subsection D of BMC 38.410.130. Per this section, the application may either transfer water rights into city ownership that are appurtenant to the land being 25 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 13 of 19 developed or as acceptable to the city, provide payment of cash-in-lieu of water rights at a rate established by the most recent City Commission resolution, or a combination of both. Easements - The final plat must provide and depict all necessary utilities and required utility easements. Public utilities are already located within dedicated street right of ways. No additional easements are required. Ten-foot front yard utility easements are depicted on the preliminary plat and are proposed to be granted with the final plat in accordance with standards. Parks – No additional parkland is required per BMC 38.420.020.B.5 – Land dedication or its equivalent cash donation in-lieu of land dedication must not be required for a development for which the required amount of parkland is shown to have already been provided. The maximum parkland dedication for the underlying subdivision was provided with the initial phase of Gran Cielo. The city’s parks planner reviewed the application for compliance with parkland requirements and determined that no additional parkland is triggered by the two additional lots. A developed public park constructed with the initial phase of Gran Cielo exists about a half block, or less than 200 feet from the subject property and is accessible via public sidewalks. Stormwater – The additional 2 lots will not significantly burden constructed stormwater facilities within the Gran Cielo Subdivision. Document 029 contains the supplementary capacity memo prepared by a professional engineer licensed with the State of Montana. This memo and the attached original design report was reviewed by the Engineering Division for compliance with state and local Public Works Standard Specifications, the City’s design standards, and was found to meet code requirements. Code provision 3 requires the property owners’ association to maintain all stormwater facilities outside of the public right-of-way and to incorporate an updated maintenance plan into the association documents prior to final plat approval. This will ensure the proper maintenance of necessary stormwater infrastructure as the subdivision is further built out. Police/Fire – The City of Bozeman’s Police and Fire emergency response area includes this subject property. The subdivision does not impact the City’s ability to provide emergency services to the subject property. The necessary addresses will be provided to enable 911 response to individual parcels prior to recording of the final plat. Required fire hydrants exist to serve the 2 proposed lots. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities The final plat will provide and depict all necessary utilities and required utility easements. Ten- foot front yard utility easements are depicted on the preliminary plat and are proposed to be granted with the final plat in accordance with standards. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel The final plat will provide legal and physical access to each parcel within the subdivision. The two new proposed lots have access from South 31st Avenue and the alley within Block 4. 26 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 14 of 19 Documentation of compliance with adopted standards 38.220.060 The Development Review Committee (DRC) completed a subdivision pre-application plan review on February 24, 2025and no variances were requested. Waivers were granted as indicated in each section below. Staff offers the following summary comments on the documents required with Article 38.220.060, BMC. 38.220.060.A.1 – Surface water No surface water is present within or adjacent to the subject property. Documentation of this standard was waived with the pre-application review. 38.220.060.A.2 - Floodplains No flood hazards were evaluated during review of this application. Documentation of this standard was waived with the pre-application review. 38.220.060.A.3 - Groundwater A geotechnical investigation was conducted during the initial preliminary plat review under Application No. 17522. A new report was not required with this application. Condition of Approval 1 on the original recorded Gran Cielo Subdivision Phase 2 plat limits the construction of crawlspaces or basements due to seasonal high groundwater tables present at the subject property. Code provision 4 requires a conditions of approval page be added to the proposed plat for final plat review. The applicant must add the following notes: No crawl spaces will be permitted with future development of the site, unless a professional engineer registered in the State of Montana certifies that the lowest point of any proposed structure is located above the seasonal high groundwater level and provide supporting groundwater data prior to the release of building permit. In addition, sump pumps are not allowed to be connected to the sanitary sewer system; and Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. Documentation of this standard was waived with the pre-application review. 38.220.060.A.4 - Geology, Soils and Slopes This subdivision will not significantly impact the geology, soils or slopes. No significant geological features or slopes exist on the site. A new geotechnical investigation report was not required with this application. Documentation of this standard was waived with the pre- application review. 38.220.060.A.5 - Vegetation There is no existing vegetation on the subject property. Documentation of this standard was waived with the pre-application review. 27 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 15 of 19 38.220.060.A.6 - Wildlife Subdivision of the small block located entirely within an urban setting will not significantly impact wildlife. Residential development already exists along all boundaries. Documentation of this standard was waived with the pre-application review. 38.220.060.A.7 - Agriculture This subdivision will not impact agriculture. Residential development already exists along all boundaries. Documentation of this standard was waived with the pre-application review. 38.220.060.A.8 - Agricultural Water User Facilities No agricultural water user facilities are located within or adjacent to the subject property. Residential development already exists along all boundaries. Documentation of this standard was waived with the pre-application review. 38.220.060.A.9 - Water and Sewer The subdivision will not significantly impact city water and sewer infrastructure. The subdivision will be served from existing installed, and accepted infrastructure. Service stub locations will be revised to accommodate the construction of two additional homes on the block. See discussion above under primary review criteria. 38.220.060.A.10 - Stormwater Management The subdivision will not significantly impact stormwater infrastructure. See discussion above under primary review criteria. 38.220.060.A.11 - Streets, Roads and Alleys The subdivision will not significantly impact the City’s street infrastructure. No additional streets or street improvements are required with this subdivision. Local street access is existing. Document 030 contains the supplementary capacity memo prepared by a professional engineer licensed with the State of Montana. This memo and the attached traffic impact study waiver was reviewed by the Engineering Division for compliance with state and local Public Works Standard Specifications, the City’s design standards, and was found to meet code requirements. According to the memo “All roads were recently constructed as part of the Gran Cielo I major subdivision. The increase of approximately 19 trips over the course of a single day or 2 more trips during peak hour demonstrates the current local road capacity is sufficient.” 38.220.060.A.12 – Non-Municipal Utilities The applicant has received confirmation of future service connections from Charter, and Yellowstone Fiber for the proposed subdivision. These responses are provided under Document 031. Northwestern Energy equipment is existing within the front yard 10-foot utility easement. The applicant has been advised by Northwestern Energy during the review process that the realignment of lot lines and the addition of two new lots will require the relocation of equipment 28 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 16 of 19 and stubs. A construction application with Northwestern Energy is required to facilitate these changes. 38.220.060.A.13 - Land Use The application has provided future land use data consistent with the R-3 zoning district under Document 032. Proposed land uses for the subdivision are single household residential. Development of lots within the subdivision will be subject to Bozeman Municipal Code (BMC) provisions at the time of development. 38.220.060.A.14 - Parks and Recreation Facilities No additional parkland dedication or cash-in-lieu of parkland is required with this subdivision. The Parks Department reviewed the parkland requirements during the DRC review process. See discussion above under primary review criteria. 38.220.060.A.15 - Neighborhood Center Plan To provide a neighborhood focal point, all residential subdivisions that are ten net acres in size or greater, must have a neighborhood center. A neighborhood center was provided with the original Gran Cielo Subdivision. Documentation of this standard was waived with the pre- application review. 38.220.060.A.16 - Lighting Plan Street lighting was installed or financially guaranteed with the Gran Cielo Phase 2 Subdivision final plat. Documentation of this standard was waived with the pre-application review. 38.220.060.A.17 - Miscellaneous The proposed subdivision is not located within 200 feet of any public land access or within a delineated Wildland Urban Interface area. No health or safety hazards on-site or off-site will be created with this development. Documentation of this standard was waived with the pre- application review. 38.220.060.A.19 - Affordable Housing This application does not rely on incentives authorized in 38.380. Therefore, no analysis is required. Documentation of this standard was waived with the pre-application review. APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned R-3, Residential Medium Density District. The intent of the R-3 residential medium density district is to provide for the development of one- to five-household residential structures near service facilities within the city. This purpose is accomplished by: 1. Providing for minimum lot sizes in developed areas consistent with the established development patterns while providing greater flexibility for clustering lots and mixing housing types in newly developed areas. 29 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 17 of 19 2. Providing for a variety of housing types, including single household dwellings, two to four household dwellings, and townhouses to serve the varied needs of households of different size, age and character, while reducing the adverse effect of non-residential uses. Use of this zone is appropriate for areas with good access to parks, community services and/or transit. This application meets the intent of the R-3 district by adding additional residential homes in proximity to an established park. The proposed subdivision meets minimum lot sizes within an area with an established development pattern. The overall subdivision provides a mixture of housing types including single household, townhomes, and apartments. Adopted Growth Policy Designation: Table 4 of the Bozeman Community Plan 2020 shows the correlation between future land use map designations and implementing zoning districts. (See below for the Table) 30 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 18 of 19 The subject property is designated as Urban Neighborhood. This category primarily includes urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single type of housing are discouraged. In limited instances, an area may develop at a lower gross density due to site constraints and/or natural features such as floodplains or steep slopes. Complementary uses such as parks, home-based occupations, fire stations, churches, schools, and some neighborhood-serving commerce provide activity centers for community gathering and services. The Urban Neighborhood designation indicates that development is expected to occur within municipal boundaries. This may require annexation prior to development. Applying a zoning district to specific parcels sets the required and allowed density. Higher density residential areas are encouraged to be, but are not required or restricted to, proximity to commercial mixed-use areas to facilitate the provision of services and employment opportunities without requiring the use of a car. This proposed subdivision is well suited to implement the Urban Neighborhood designation by providing additional residential homes within an established residential neighborhood and correlated zoning district. APPENDIX B – DETAILED PROJECT DESCRIPTION Project Background and Description A preliminary plat application by the applicant, WWC Engineering, 895 Technology Boulevard, Suite 203, Bozeman, MT 59718, representing owner Bozeman Haus LLC, 15267 SE Rivershore, Vancouver, WA 98683. APPENDIX C – NOTICING AND PUBLIC COMMENT Notice was provided at least 15 and not more than 45 days prior to the City Commission public meeting per BMC 38.220.420, The City scheduled public notice for this application on June 23, 2025. The applicant posted public notice on the subject property on June 20, 2025. The City sent public notice to physically adjacent landowners of record within 200-feet of the subject property via first class mail on June 20, 2025. The City did not receive any written public comment on the application as of the writing of this report. APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF Owner: Bozeman Haus LLC, 15267 SE Rivershore, Vancouver, WA 98683. Applicant: WWC Engineering, 895 Technology Boulevard, Suite 203, Bozeman, MT 59718 Representative: Same as Applicant Report By: Danielle Garber, Associate Planner FISCAL EFFECTS Fiscal impacts are undetermined at this time, but will include increased property tax revenues from new development, along with increased costs to deliver municipal services to the property. 31 25157 Staff Report for Gran Cielo Block 4 Subdivision Page 19 of 19 Impact fees will be collected at the time of building permit issuance for individual buildings along with City sewer and water connection fees. ATTACHMENTS The full application and file of record can be viewed digitally at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715, the application drawings and documents and a copy of the public notice may be viewed in the City’s online document repository located at https://www.bozeman.net/departments/community-development/planning/project-information- portal, select the “Project Documents Folder” link and navigate to application 25157 located within the 2025 folder. Project documents and drawings are available at this direct link to the public document repository for application 25157. The following documents and drawings are available in the online public archive: • Drawing 001 Gran Cielo Block 4 Preliminary Plat • Drawing 002 Site & Services Layout • Drawing 003 Gran Cielo Phase 2 Recorded Plat • Document 001 Cover Letter • Document 028 Water & Sewer Package • Document 029 Stormwater Management Package • Document 030 Streets, Roads, and Alleys Package 32 Memorandum REPORT TO:Community Development Board FROM:Chris Saunders, Community Development Manager Erin George, Community Development Director SUBJECT:Upcoming Items for the Aug 4, 2025, Community Development Board Meeting MEETING DATE:July 21, 2025 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 items are presently scheduled for review at the Aug 4, 2025, Community Development Board meeting: 1. Application 25051 [external link], 1727 Kenyon Drive ZMA in association with annexation. Considered in the role of the Zoning Commission. 2. Continued discussion of the UDC update, application 21381 [external link]. Considered in the role of the Planning Commission. UNRESOLVED ISSUES:None. ALTERNATIVES:None. FISCAL EFFECTS:No budgeted funds are expended with this item. Report compiled on: July 17, 2025 33 Memorandum REPORT TO:Community Development Board FROM:Chris Saunders, Community Development Manager Erin George, Community Development Director SUBJECT:Bozeman Community Plan Technical Compliance Update Engagement Plan MEETING DATE:July 21, 2025 AGENDA ITEM TYPE:Plan/Report/Study RECOMMENDATION:Receive information. 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 City of Bozeman is authorized to conduct land use planning within the authority and parameters established by the state legislature. In 2023, the Legislature adopted Title 76, Chapter 25, MCA, [external link] the Montana Land Use Planning Act (MLUPA). MLUPA replaces all prior planning enabling legislation for the City of Bozeman. The City is required to update its land use plan and implementing regulations to comply with the new law. The new law requires inclusion of a wide range of data on many topics. Much of this information exists in already adopted city plans, or from others such as School District 7 and the Montana State Library. The new law explicitly authorizes reliance on these existing sources. Preparation of a full update for a land use plan takes 2-3 years. The state established a deadline for the City to complete its initial compliance to MLUPA by May 17, 2026. Due to the constrained time frame it is necessary to undertake a limited technical compliance update to revise plan wording to update statutory references, update key descriptive data for the community, and to include required new data. The City Commission considered the restricted time element in their consideration of the supplemental public engagement for the UDC update last fall and concurred with this approach. One required element of the new law is that the City Commission approve a public engagement plan prior to beginning the process to update the plan. The City Commission approved a public engagement plan on July 15th for the update to the Bozeman Community Plan. This presentation is to help familiarize the Community Development Board, which has a direct 34 responsibility in review of a land use plan, with the overall update process and schedule. UNRESOLVED ISSUES:None identified. ALTERNATIVES:As identified by the Community Development board. FISCAL EFFECTS:Budget authority for the update has been set. This presentation does not obligate any funds. Report compiled on: July 17, 2025 35 Memorandum REPORT TO:Community Development Board FROM:Tom Rogers, Senior Planner Chris Saunders, Community Development Manager Erin George, Community Development Director SUBJECT:Continued Discussion of Unified Development Code Update Regarding Zoning Districts and Uses Within Zoning Districts MEETING DATE:July 21, 2025 AGENDA ITEM TYPE:Community Development - Legislative RECOMMENDATION:Discuss and determine whether to make a recommendation to the City Commission regarding identified questions 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 City Commission held work sessions on June 24th [external link] and July 14th [external link] to discuss possible direction on elements of the Unified Development Code update. June 24th focused on mass and scale tools. July 14th focused on zoning districts and uses. At these meetings the City Commission gave policy direction on 19 questions. The packet materials are available at the links above and the presentations from staff are available at June 24th [external link] and July 14th [external link]. The Community Development Board previously offered recommendations regarding these subjects. Based on the provided direction, Staff will now be working on further research and code drafting to prepare an updated document for public review. The Community Development Board has a responsibility to review and make a recommendation to the City Commission on the updated document. The purpose of this agenda item is to report back to the Board on the policy direction given by the City Commission. No final decisions have been made and the public will have multiple opportunities to review and comment prior to any decision. 36 UNRESOLVED ISSUES:None. No action is requested with this agenda item. ALTERNATIVES:As determined by the Board. FISCAL EFFECTS:No budgeted funds are expended with this discussion. Report compiled on: July 17, 2025 37