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HomeMy WebLinkAbout04-20-26 - Community Development Board - Agendas & Packet MaterialsA. Call to Order - 6:00 pm B. Disclosures C. Changes to the Agenda D. Approval of Minutes D.1 Approval of Minutes(Ruffalo) E. Consent Items F. Special Presentations F.1 Overview of the Economic Development Strategy Issue Plan (Saunders/Fontenot) THE COMMUNITY DEVELOPMENT BOARD OF BOZEMAN, MONTANA CDB AGENDA Monday, April 20, 2026 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: 947 0602 4018 Approve 1 G. Action Items G.1 Hanson Lane Annexation Zone Map Amendment, R-3 Residential Medium Density District (R-B Residential Mixed Use Low-Medium) Initial Zoning, Located North of Durston Road and East of Hanson Street, Application 25775.(Mieras) H. Public Comments on Non-agenda Items Falling within the Purview and Jurisdiction of the Board I. FYI/Discussions I.1 Upcoming Items for the May 4, 2026, Community Development Board Meeting Agenda(Saunders) J. Adjournment 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 25775 and move to recommend approval of the Hanson Lane Zone Map Amendment, with contingencies required to complete the application processing. 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. 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:Trenton Ruffalo SUBJECT:Approval of Minutes MEETING DATE:April 20, 2026 AGENDA ITEM TYPE:Minutes 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: 040626 CDB Minutes.pdf Report compiled on: April 14, 2026 3 Bozeman Community Development Board Meeting, 04.06.26 Page 1 of 4 THE COMMUNITY DEVELOPMENT BOARD OF BOZEMAN, MONTANA MINUTES April 6th, 2026 General information about the Community Development Board is available in our Laserfiche repository. Note: Video recording for this meeting is not available due to issues with the software during upload. A) 00:04:52 Call to Order - 6:00 pm Present: Joey Morrison, Erik Bonnett, Jason Delmue, Mark Egge, Lauren Mitro, Chris Egnatz Absent: None Excused: Ben Lloyd Note: Christ Egnatz Arrived after Roll Call B) 00:05:41 Disclosures C) 00:05:48 Changes to the Agenda 00:06:11 Member Delmue and Mayor Morrison PSA about AI City Meeting summaries and podcasts 00:06:42 Member Egnatz arrives D) 00:10:55 Approval of Minutes D.1 Approval of Minutes 022326 CDB Minutes.pdf 00:11:51 Motion to approve The 02.23.26 CDB Meeting Minutes Joey Morrison: Motion Mark Egge: 2nd 00:11:55 Vote on the Motion to approve The 02.23.26 CDB Meeting Minutes The Motion carried 6 - 0. Approve: Joey Morrison 4 Bozeman Community Development Board Meeting, 04.06.26 Page 2 of 4 Erik Bonnett Jason Delmue Mark Egge Chris Egnatz Lauren Mitro Disapprove: None E) 00:11:57 Consent Items E.1 00:12:04 Gran Cielo Phase 3 Major Subdivision Preliminary Plat application to further subdivide 4 lots in Block 14 of Gran Cielo Subdivision Phase 2 into a 42 lot subdivision for residential single household and townhouse/rowhouse uses. The subject property is zoned R-5 (Residential High Density District) and contains 6.69 acres of gross lot area. Generally located northwest of the corner of South 27th Avenue and Bennett Boulevard. Application 25703 (Quasi-Judicial) 25703 Staff Report CDB.pdf 00:13:41 Planning Representative Danielle Garber answers questions from the Board 00:18:34 Motion to approve Chris Egnatz: Motion Joey Morrison: 2nd 00:19:03 Vote on the Motion to approve The Motion carried 6 - 0. Approve: Joey Morrison Erik Bonnett Chris Egnatz Jason Delmue Mark Egge Lauren Mitro Disapprove: None F) 00:19:21 Special Presentations F.1 00:19:26 Special Presentation Regarding the Integrated Water Resource Plan Update Process 00:35:58 Board inquiry & Response by Director of Utilities Shawn Kohtz F.2 00:38:46 Overview and Status Update on the Landmark Program and Design Guidelines Update Projects 00:39:03 Chris Saunders presents to the Board + Board discussion 5 Bozeman Community Development Board Meeting, 04.06.26 Page 3 of 4 G) 01:02:16 Action Items G.1 01:02:18 Selection of one Community Development Board Member to Represent the Board on the Planning Coordinating Committee 16- Memorandum of Agreement - Triangle Planning Coordination Committee - Bozeman, Belgrade, Four Corners.pdf 01:14:43 Motion to approve Appoint Member Egnatz of the Community Development Board to fill the Board's seat on the Planning Coordinating Committee Mark Egge: Motion Joey Morrison: 2nd 01:16:39 Vote on the Motion to approve Appoint Member Egnatz of the Community Development Board to fill the Board's seat on the Planning Coordinating Committee The Motion carried 6 - 0. Approve: Joey Morrison Erik Bonnett Chris Egnatz Jason Delmue Mark Egge Lauren Mitro Disapprove: None H) 01:16:54 Public Comments on Non-agenda Items Falling within the Purview and Jurisdiction of the Board 01:17:05 Heather Higgs provides public comment R.E: Hanson Lane ZMA 01:19:29 Mike Roser provides public comment R.E: Hanson Lane ZMA 01:21:53 Laurie Wallace provides public comment R.E: Hanson Lane ZMA 01:25:20 Tom Gate provides public comment R.E: Hanson Lane ZMA 01:28:04 Mary Frances McHugh provides public comment R.E: Hanson Lane ZMA I) 01:33:57 FYI/Discussions I.1 01:34:03 Upcoming Items for the April 20, 2026, Community Development Board Meeting 01:34:30 Economic Development 6 Bozeman Community Development Board Meeting, 04.06.26 Page 4 of 4 01:34:54 Hanson Lane ZMA I.2 01:35:41 Transmittal of City Commission Priorities for Calendar Years 2026-2027 2026 Commission Priorities - FINAL.pdf 01:36:24 New Associate Long Range Planner Collin Mieras greets the Board J) 01:37:43 Adjournment This board generally meets the first and third Monday of the month from 6:00 pm to 8:00 pm. 7 Memorandum REPORT TO:Community Development Board FROM:Brit Fontenot, Director of Economic Development Chris Saunders, Community Development Manager Erin George, Community Development Director SUBJECT:Overview of the Economic Development Strategy Issue Plan MEETING DATE:April 20, 2026 AGENDA ITEM TYPE:Plan/Report/Study RECOMMENDATION:Receive information. STRATEGIC PLAN:4.1 Informed Conversation on Growth: Continue developing an in-depth understanding of how Bozeman is growing and changing and proactively address change in a balanced and coordinated manner. BACKGROUND:The City adopted its Economic Development Strategy [external link] (EDS) in 2023. The City's Economic Development Department [external link] leads the development of this document. The Economic Vitality Board is the advisory board in the City that works with the Economic Development Department. The EDS is an issue plan supporting the City's adopted land use plan the Bozeman Community Plan. Appendix B in the Bozeman Community Plan, page B-18, provides a link to the Strategy and other economic development related data. The Economic Development Department also manages the City's affordable housing program. In support of both responsibilities, the Department provides an annual report [external link] on economic and housing activity. The report follows the fiscal year (ends on June 30th) and is published in the fall. Brit Fontenot, Director of Economic Development, will provide an overview of the EDS. UNRESOLVED ISSUES:None identified. ALTERNATIVES:N/A FISCAL EFFECTS:None with this item. Report compiled on: March 31, 2026 8 Memorandum REPORT TO:Community Development Board FROM:Collin Mieras, Associate Planner Chris Saunders, Community Development Manager Erin George, Community Development Director SUBJECT:Hanson Lane Annexation Zone Map Amendment, R-3 Residential Medium Density District (R-B Residential Mixed Use Low-Medium) Initial Zoning, Located North of Durston Road and East of Hanson Street, Application 25775. MEETING DATE:April 20, 2026 AGENDA ITEM TYPE:Ordinance RECOMMENDATION: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 25775 and move to recommend approval of the Hanson Lane Zone Map Amendment, with contingencies required to complete the application processing. 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 applicant and property owner seek to annex one existing parcel consisting of 9.979 acres into the City limits and establish an initial zoning of R-B, Residential Medium-Low Density District. The property is currently zoned SRR, Semi-Rural Residential, within Gallatin County. This application was deemed complete before the effective date of the update to Chapter 38, Unified Development Code. Therefore, review is being completed under the prior documents and criteria. Any future development of the property will be completed under the current Unified Development Code at that time. The property owner does not have any current plans to develop the property after the completion of the annexation, zone map amendment, and subdivision exemption. Any possible future development will need to comply with the permitted uses and standards in the R-B zone district. In determining whether the criteria applicable to this application are met, Staff considers the entire body of plans and regulations for land development. Standards which prevent or mitigate possible negative impacts are incorporated in many locations in the municipal code but are principally in Chapter 38, Unified Development Code. References in the text 9 of the project report is to Articles, Divisions, or in the form xx.xxx.xxx are to the Bozeman Municipal Code. Please note that this annexation is separate from the Fowler Housing Project, which is located on the adjacent property to the north/northeast and owned by the City. Following the City’s acquisition of the Fowler and Annie Street rights-of-way, the remaining portion of the subject property will remain under private ownership for future use or sale. The project report showing staff's analysis of the applicable criteria in state law is attached with this agenda item. Application materials are available in the Laserfiche folder [External Link]. Public comment on this agenda item is available through Laserfiche [External Link]. UNRESOLVED ISSUES:None. ALTERNATIVES:1. Recommend approval of the application with contingencies as presented; 2. Recommend denial of the application based on findings of non- compliance with the applicable criteria contained within the staff report; or 3. Open and continue the public hearing, with specific direction to staff or the applicant to supply additional information or to address specific items. FISCAL EFFECTS:None at this time. Attachments: 25775 Hanson Lane Annex_ZMA CDB.pdf Report compiled on: April 15, 2026 10 Page 1 of 43 25775 Staff Report for the Hanson Lane Annexation and ZMA Public Hearings: Planning Commission (map amendment only) April 20, 2026 City Commission (Annexation and map amendment) May 5, 2026 Project Description: Hanson Lane parcel requesting annexation of 9.979 acres and amendment of the City Zoning Map for the establishment of a zoning designation of R-B, Residential Medium-Low Density District, Application 25775. Project Location: Property is generally located north of Durston Road, west of New Holland Drive, and east of Hanson Street, and more particularly described as a tract of land in the East Half (E½) of the Southeast Quarter (SE¼) of Section 3, and the West Half of the West Half (W½W½) of the Southwest Quarter (SW¼) of Section 2, Township 2 South, Range 5 East, M.P.M., Gallatin County, Montana. Recommendation: Meets standards for approval with terms of annexation and contingencies. Recommended Zoning Commission Motion: 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 25775 and move to recommend approval of the Hanson Lane Zone Map Amendment, with contingencies required to complete the application processing. Recommended City Commission Annexation Motion: 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 25775 and move to approve the Hanson Lane Annexation subject to the terms of annexation, and the Hanson Lane annexation agreement. Recommended City Commission Zoning Motion: Having reviewed and considered the staff report, application materials, public comment, recommendation of the Zoning Commission, and all information presented, I hereby adopt the findings presented in the staff report for application 25775 and move to provisionally adopt the Hanson Lane Zone Map Amendment. 11 Staff Report for the Hanson Lane Annexation, No. 25775 Page 2 of 43 Report Date: April 20, 2026 Staff Contact: Collin Mieras, Associate Planner Agenda Item Type: Action - Legislative EXECUTIVE SUMMARY This report is based on the application materials submitted and public comment received to date. This report addresses both the zoning amendment for Community Development Board acting in their capacity as the Zoning Commission, as well as the annexation and the zoning amendment for the City Commission. The application materials are available on the City’s website in the laserfiche archive. Unresolved Issues There are no identified conflicts on this application. Project Summary The applicant and property owner seek to annex one existing parcel consisting of 9.979 acres into the City limits and establish an initial zoning of R-B, Residential Medium-Low Density District. The property is currently zoned SRR, Semi-Rural Residential, within Gallatin County. This application was deemed complete before the effective date of the update to Chapter 38, Unified Development Code. Therefore, review is being completed under the prior documents and criteria. Any future development of the property will be completed under the current Unified Development Code at that time. The property is undeveloped and makes up a portion of an unannexed island within city limits. The unannexed island consists of 43.7 acres, of which this annexation totals 9.979 acres or 22.8% of the area. The property is directly adjacent to city limits on three sides: Durston Road to the south, Harvest Creek subdivision to the east, and the Cottage Park Condo complex to the northwest. The property is bordered by unincorporated property in the County directly to the north and the west. The purpose of the proposed annexation is to extend the Fowler Lane right-of-way and the Annie Street right-of-way. The Fowler Lane right-of-way will be extended north from where the road currently dead ends on the south side of Durston Road. In the future, Fowler Lane will be extended up to the Oak Street/Davis Lane roundabout. The extension of the Fowler Lane right-of-way is part of a broader City goal to provide a continuous North-South roadway connection from Huffine Lane to Oak Street. 12 Staff Report for the Hanson Lane Annexation, No. 25775 Page 3 of 43 The Annie Street right-of-way will be extended to provide connection from where the street currently dead ends at Hanson Street to the west and the property boundary to the east consistent with City policy and code. This annexation and zone map amendment is part of a purchase agreement for the Fowler Avenue and Annie Street rights-of-way. Following the annexation and zone map amendment, the property owner intends to complete a subdivision exemption to create road tracts for the Fowler Avenue and Annie Street rights-of-way. The City will then purchase the road tracts from the property owner, and the remainder of the property will remain with the property owner. The Future Land Use Map in the Bozeman Community Plan (BCP) 2025 designates the property as “Urban Neighborhood” which includes R-B as an implementing zoning district. Adjacent municipal zoning includes R-A to the east and south, and R-A and PLI to the northwest. The property owner does not have any current plans to develop the property after the completion of the annexation, zone map amendment, and subdivision exemption. Any possible future development will need to comply with the permitted uses and standards in the R-B zone district. In determining whether the criteria applicable to this application are met, Staff considers the entire body of plans and regulations for land development. Standards which prevent or mitigate possible negative impacts are incorporated in many locations in the municipal code but are principally in Chapter 38, Unified Development Code. References in the text of this report to Articles, Divisions, or in the form xx.xxx.xxx are to the Bozeman Municipal Code. Please note that this annexation is separate from the Fowler Housing Project, which is located on the adjacent property to the north/northeast and owned by the City. Following the City’s acquisition of the Fowler and Annie Street rights-of-way, the remaining portion of the subject property will remain under private ownership for future use or sale. Community Development Board (Zoning Commission) Summary The Community Development Board acting in their capacity as the Zoning Commission will hold a public hearing on April 20, 2026, and will forward their recommendation to the City Commission. Public Comment can be reviewed at the following link [External Link] 13 Staff Report for the Hanson Lane Annexation, No. 25775 Page 4 of 43 Alternatives 1. Recommend approval of the application with contingencies as presented; 2. Recommend denial of the application based on findings of non-compliance with the applicable criteria contained within the staff report; or 3. Open and continue the public hearing, with specific direction to staff or the applicant to supply additional information or to address specific items. 14 Staff Report for the Hanson Lane Annexation, No. 25775 Page 5 of 43 TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................................................................................ 2 Unresolved Issues ............................................................................................................. 2 Project Summary ............................................................................................................... 2 Community Development Board (Zoning Commission) Summary .............................. 3 Alternatives ........................................................................................................................ 4 SECTION 1 - MAP SERIES: ...................................................................................................... 6 SECTION 2 - RECOMMENDED TERMS OF ANNEXATION .................................................. 13 SECTION 3 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT ............ 14 SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS............................................... 15 Annexation ....................................................................................................................... 15 Zone Map Amendment ................................................................................................... 15 SECTION 5 - ANNEXATION STAFF ANALYSIS AND FINDINGS .......................................... 16 SECTION 6 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS ....................... 20 APPENDIX A - NOTICING AND PUBLIC COMMENT ............................................................ 40 APPENDIX B - PROJECT LAND USE PLAN AND PROPOSED ZONING .............................. 40 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ...................................... 43 FISCAL EFFECTS .................................................................................................................... 43 ATTACHMENTS ...................................................................................................................... 43 15 Staff Report for the Hanson Lane Annexation, No. 25775 Page 6 of 43 SECTION 1 - MAP SERIES: Map 1: Project Vicinity Map 16 Staff Report for the Hanson Lane Annexation, No. 25775 Page 7 of 43 Map 2: Future Land Use Designation 17 Staff Report for the Hanson Lane Annexation, No. 25775 Page 8 of 43 Map 3: Current Zoning Map (before Feb. 1st, 2026) 18 Staff Report for the Hanson Lane Annexation, No. 25775 Page 9 of 43 Map 4: Current Zoning Map (on and after Feb. 1st, 2026) 19 Page 10 of 43 Map 5: Applicant Annexation Map 20 Staff Report for the Hanson Lane Annexation, No. 25775 Page 11 of 43 Map 6: Zoning Map – large geographic scale 21 Staff Report for the Hanson Lane Annexation, No. 25775 Page 12 of 43 Map 7: Residential Density, 2023 Data 22 Page 13 of 43 SECTION 2 - RECOMMENDED TERMS OF ANNEXATION The following terms of annexation are recommended to enable the application to comply with the City’s Annexation Policy and the requirements of state law for the provision of services. The annexation agreement presented for approval by the City Commission with this action item includes all of the following terms. Recommended terms of annexation: 1. The documents and exhibits to formally annex the subject property must be identified as the “Hanson Lane Annexation”. 2. An Annexation Map, titled Hanson Lane Annexation Map, with a legal description of the property and any adjoining un-annexed rights-of-way and/or street access easements must be submitted by the applicant for use with the Annexation Agreement. The map must be supplied as a PDF for filing with the Annexation Agreement at the County Clerk & Recorder, and a digital copy for the City Engineers Office. This map must be acceptable to the Director of Public Works and City Engineers Office, and must be submitted with the signed Annexation Agreement. 3. The applicant must execute all contingencies and terms of said Annexation Agreement with the City of Bozeman within 60 days of the distribution of the annexation agreement from the City to the applicant or annexation approval shall be null and void. 4. The landowners and their successors must pay all fire, street, water, and sewer impact fees at the time of connection; and for future development, as required by Chapter 2, Bozeman Municipal Code, or as amended at the time of application for any permit listed therein. 5. The Annexation Agreement must include the following notices: a. The Annexation Agreement must include notice that, prior to development, the applicant will be responsible for preparing a storm water master plan in conjunction with future development. The storm water master plan shall address maintenance and operations until and unless the City affirmatively assumes responsibility for maintenance and operations of stormwater facilities within the area of the annexation. b. The Annexation Agreement must include notice the City will, upon annexation, make available to the Property existing City services only to the extent currently available, or as provided in the Agreement. c. The Annexation Agreement must include notice that there is no right, either granted or implied, for Landowner to further develop any of the Property until it is verified by the City that the necessary municipal services are available to the property. 23 Staff Report for the Hanson Lane Annexation, No. 25775 Page 14 of 43 d. The Annexation Agreement must include notice that, prior to development, the applicant will be responsible for installing any facilities required to provide full municipal services to the properties in accordance with the City of Bozeman's infrastructure master plans and all City policies that may be in effect at the time of development. e. The Annexation Agreement must include notice that utility easements may be required to be provided by the landowner at the time of development to ensure necessary municipal services are available to the property. f. The agreement must include notice that charges and assessments may be required after completion of annexation to ensure necessary municipal services are available to the property. g. The Annexation Agreement must include notice that the City will assess system development and impact fees in accordance with Montana law and Chapter 2, Article 6, Division 9, Bozeman Municipal Code. h. All procedural terms necessary to establish the Annexation Agreement in conformance with state law and municipal practice will be included with the final Annexation Agreement. 6. The Annexation Agreement must include notice that the purchase agreement between the landowner and the City for the Fowler Avenue and Annie Street Rights-of-Way must be executed following completion of the subdivision exemption process that will create road tracts for the Fowler Avenue and Annie Street Rights-of-Way. 7. The Annexation Agreement must include notice that the applicant must connect to municipal services and will be responsible for installing any facilities required to provide full municipal services to the property in accordance with city policy at the time of connection. 8. All final easements provided to the City must be stamped and signed by a licensed professional surveyor. SECTION 3 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT Please note that these contingencies are necessary for the City to complete the process of the proposed amendment. These contingencies only apply in the event that the related annexation request has previously been approved. All necessary steps have been addressed and the ordinance presented for approval by City Commission with this action item will meet all contingencies. 24 Staff Report for the Hanson Lane Annexation, No. 25775 Page 15 of 43 Recommended Contingencies of Approval: 1. That all documents and exhibits necessary to establish an initial municipal zoning designation shall be identified as the “Hanson Lane Annexation Zone Map Amendment.” All required documents must be returned to the City within 60 days of the City Commission action to annex the property or the preliminary approval shall be null and void. 2. That the Ordinance for the Zone Map Amendment shall not be finalized until the Annexation Agreement is signed by the applicant and formally approved by the City Commission. If the annexation agreement is not approved, the Zone Map Amendment application shall be null and void. 3. That the applicant must submit a Zone Amendment map, titled “Hanson Lane Annexation Zone Map Amendment”. The map must be supplied as a PDF. This map must be acceptable to the City Engineer’s Office and must be submitted within 60 days of the action to approve the zone map amendment. Said map shall contain a metes and bounds legal description of the perimeter of the subject property including adjacent rights-of-way or street easements, and total acreage of the property to be rezoned, unless the property to be rezoned can be entirely described by reference to existing platted properties or certificates of survey. 4. The Ordinance for the Zone Map Amendment shall not be drafted until the applicant provides an editable mete and bounds legal description prepared by a licensed Montana surveyor. SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS Annexation Having considered the criteria established for annexation, the Development Review Committee (DRC) did not find any deficiencies that prohibit annexation at this time that could not be addressed through future development review processes and adopted City Codes. The City Commission will hold a public meeting on the annexation on May 5, 2026. The meeting will begin at 6 p.m. Zone Map Amendment Having considered the criteria established for a zone map amendment, the Staff found the requested zoning meets standards for approval as submitted. The Zone Map Amendment (ZMA) is in conjunction with an annexation request. Staff’s 25 Staff Report for the Hanson Lane Annexation, No. 25775 Page 16 of 43 recommendation and staff responses are predicated on approval of the annexation, application 25775. The Development Review Committee (DRC) considered the amendment. The DRC did not identify any infrastructure or regulatory constraints that would impede the approval of the application that cannot be addressed with adopted standards and requirements for future development. The Community Development Board acting in their capacity as the Zoning Commission will hold a public hearing on this zone map amendment on April 20, 2026, and will forward a recommendation to the City Commission on the zone map amendment. The meeting will begin at 6 p.m. in the Commission Room at City Hall, 121 N. Rouse Ave, Bozeman, Montana. The City Commission will hold a public meeting on the zone map amendment on May 5, 2026. The meeting will begin at 6 p.m. in the Commission Room at City Hall, 121 N. Rouse Ave, Bozeman, Montana. The City Commission will conduct a public hearing on the proposed Zone Map Amendment application. SECTION 5 - ANNEXATION STAFF ANALYSIS AND FINDINGS In considering applications for approval of the requested annexation, the advisory boards and City Commission consider the following: Commission Resolution No. 2025-07 Policies [External Link] Policy 1: Annexations must include dedication of all rights of way for collector and arterial streets, public water, sanitary sewer, or storm or sewer mains. When required, rights of way for anchor routes as recognized in the City’s adopted parks and trails plans, must be provided when such anchor routes are not located within the right of way for arterial or collector streets. Criterion met. Fowler Avenue is classified as a Minor Arterial in the Bozeman Transportation Master Plan (TMP), which has a minimum right-of-way width of 100 feet. Annie Street is classified as a Local Street in the TMP, which has a minimum right-of-way width (ROW) of 60 feet. This annexation is a part of a purchase agreement between the property owner and the City whereby if the property is annexed and zoned, the property owner will complete a subdivision exemption to create road tracts for the required ROW for Fowler Avenue and Annie Street. The property owner will then sell those road tracts to the City for the future expansion of these ROWs. The new ROW will provide space for various mains referenced 26 Staff Report for the Hanson Lane Annexation, No. 25775 Page 17 of 43 in the policy. Policy 2: Annexations may be required to include dedication of rights of way for adjacent or internal local streets to complete street connectivity and provide required legal and physical access. Criterion met. As noted above, the right-of-way for Annie Street will be obtained by the City through a purchase agreement following annexation, zoning, and the subdivision exemption process. Although it is unlikely additional right-of-way will be required with future development, no additional local street network is required for compete street connectivity or physical access at this time. Additional internal streets, if needed, will be required with subsequent site plan and/or subdivision review. Policy 3: Annexations must include written waivers of a property owner’s right to protest the creation of special improvement districts necessary to provide essential services. The waivers must run with the land, be binding on the owner and owner’s successors in interest and be recorded concurrently with the annexation agreement. Criterion met. The City Director of Transportation and Engineering determined that SID waivers will not be required with this annexation as the City will construct Fowler Avenue and associated utilities as a term of the purchase agreement with the property owner or part of the City’s Fowler Avenue project. Policy 4: The petition for annexation must be in conformance with the current Bozeman land use plan (growth policy). If a land use plan (growth policy) amendment is necessary for anticipated land uses, the land use plan amendment process must be completed prior to any action for approval of a petition for annexation. Criterion Met. The property is designated “Urban Neighborhood” on the future land use map. No land use plan amendment is required. The application includes a request for initial zoning of R-3 (R-B). See the zone map amendment section of this report for analysis of the zone map amendment criteria. Policy 5: The City prefers petitions for annexation of land larger than five acres. However, the City will consider annexation of smaller areas of land when one or more of the following are present: topographic limitations; the land is served by one or more City utilities; septic system failure; extension and integration of transportation infrastructure; enhancement of the existing traffic circulation system or to provide for transportation systems that do not currently exist; annexation will make the City boundaries more regular; annexation will better 27 Staff Report for the Hanson Lane Annexation, No. 25775 Page 18 of 43 incorporate unannexed property for the provision of City fire, police, and emergency services; or when annexation provides improved access to and maintenance of public facilities. Criterion Met. The tract consists of 9.979 acres. While the policy prefers larger areas of land for annexation, this application also satisfies several of the criteria for annexation of smaller areas of land. Annexation of the property will fill a portion of an unannexed island that is wholly surrounded by city limits, which will help to make the City boundaries more regular. The annexation enhances the existing traffic circulation system by providing the rights-of-way for Fowler Avenue and Annie Street. The right-of- way for Fowler Avenue will help accommodate the City’s long term transportation plan goal to provide a continuous connection from Huffine Lane to Oak Street via Fowler Avenue. The right-of-way for Annie Street will provide a new east-west connection for neighborhood circulation within the neighborhoods directly adjacent on both sides of the annexation. The additional right-of-way will also fill missing gaps in the pedestrian and bicycle systems and substantially improve connectivity. And finally, annexation will better incorporate provisions of fire, police, and emergency services. Policy 6: The City will review infrastructure and emergency services available to an area proposed for annexation for the health, safety and welfare of the public and conformance with the City’s adopted plans. If the City determines adequate services cannot be provided to ensure public health, safety and welfare, the City may deny the petition for annexation. Alternatively, the City may require all property owners within the land to be annexed provide a written plan for accommodation of services at the expense of the property owner(s). The land to be annexed may only be provided sanitary sewer service via the applicable drainage basin defined in the City Wastewater Collection Facilities Plan. Criterion Met. City infrastructure and emergency services are available to the subject property. An existing 18-inch wastewater collection pipe bounds the property on the east. There are existing 8-inch ductile iron water pipes that dead-end at the eastern property line in all the adjacent streets to the east (Oliver St, Rose St, Lily Dr, Annie St and Farmall St). An 8-inch ductile iron water pipe also dead ends at the western property line in Annie Street. There is also an 8-inch ductile iron water pipe that lies in Hanson Street to the west. Any future development will be required to connect to the City systems. The property is located adjacent to existing urban development that is currently served by Bozeman Fire and Police. 28 Staff Report for the Hanson Lane Annexation, No. 25775 Page 19 of 43 Per Term of Annexation 7, the Annexation Agreement required to finalize the requested annexation will require the applicant to design extensions of services to meet the City’s adopted infrastructure standards. These include provisions for minimum water pressure and volumes, adequate sewer flows by volume, gravity flow of sewers, and other standards necessary to protect public health and safety and ensure functional utilities. Policy 7: The City may require annexation of any contiguous property for which City services are requested or for which City services are currently being provided. In addition, any person, firm, or corporation receiving water or sewer service outside of the City limits is required as a condition of initiating or continuing such service, to record a consent to annexation of the property serviced by the City. The property is not currently provided City services. No emergency connection is requested. City services will be required to be provided concurrent with future development. Term of Annexation 7 addresses connection to services. Policy 8: The City Manager may enter into an agreement with a property owner for an emergency connection to the City’s sanitary sewer or water system. In doing so, the property owner must submit a petition for annexation and file a notice of consent to annex with the Gallatin County Clerk and Recorder’s Office prior to connection to City utilities. The City will prepare the notice of consent to annex. The agreement for connection to City sewer or water must require the property owner to complete annexation or consent to disconnection of the services. Connection for purposes of obtaining City sewer services in an emergency requires, when feasible as determined by the City, the connection to City water services. Emergency connection is not being requested or required. Policy 9: The use of Part 46 annexations is preferred. This annexation is being processed under Part 46 provisions. Policy 10: Where a road improvement district has been created, annexation does not repeal the creation of the district. The City will not assume operations of a road improvement district until the entirety of the district has been annexed. Any funds held in trust for the district will be used to benefit the district after transfer to the City. Inclusion within a district does not absolve a landowner of the obligation to participate in general City programs that address the same subject. No road improvement district is associated with this application. Policy 11: The City requires connection to and use of City utilities and services upon development of annexed properties. The City may establish a fixed time frame for 29 Staff Report for the Hanson Lane Annexation, No. 25775 Page 20 of 43 connection to municipal services. Upon development, unless otherwise approved by the City, septic systems must be properly abandoned and the development must be connected to the City sanitary sewer system. Upon development, unless otherwise approved by the City, water wells on the subject property may be used for irrigation but must be disconnected from any structure. Potable water must be supplied from the City water distribution system. The property owner must contact the City Water and Sewer Division to verify disconnection of wells and septic systems. There are no existing structures on the subject property, and thus no on-site well or septic system. Any future development requiring sanitary sewer or water will be required to connect and use city utilities. A term of annexation requires connection to municipal water and sewer implements this policy. Term of Annexation 7 addresses this issue. Policy 12: All annexations must be contiguous with or wholly surrounded by the existing City boundary. The City Commission may agree to annex property that is not contiguous or wholly surrounded. If the land to be annexed is not contiguous to or wholly surrounded by the City, the reasoning and justification for annexation must be explicitly addressed within the petition and approved by the Commission prior to adoption of a Resolution of Annexation. This criterion is met. The property in question is contiguous to the City limits. The property is bounded on the south, east, and northwest sides by City limits. Further, the property is wholly surrounded by city limits. SECTION 6 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS Application 25775 was deemed sufficient for continued review prior to the effective date of the revised Bozeman Unified Development Code on February 1, 2026, and Bozeman Land Use plan, see Resolution 2025-71. Therefore, it is reviewed under the previous review criteria as described below. In considering applications for plan approval under this title, the advisory boards and City Commission must consider the following criteria (letters A-K). As an amendment is a legislative action, the Commission has broad latitude to determine a policy direction. The burden of proof that the application should be approved lies with the applicant. A zone map amendment must be in accordance with the land use plan (criteria A) and be designed to secure safety from fire and other dangers (criteria B), promote public health, public safety, and general welfare (criteria C), and facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements (criteria 30 Staff Report for the Hanson Lane Annexation, No. 25775 Page 21 of 43 D). Therefore, to approve a zone map amendment the Commission must find Criteria A- D are met. In addition, the Commission must also consider criteria E-K and may find the zone map amendment to be positive, neutral, or negative with regards to these criteria. To approve the zone map amendment, the Commission must find the positive outcomes of the amendment outweigh negative outcomes for criteria E-K. In determining whether the criteria are met, Staff considers the entire body of plans and regulations for land development. Standards which prevent or mitigate negative impacts are incorporated throughout the entire municipal code but are principally in Chapter 38, Unified Development Code. Section 76-2-304, MCA (Zoning) Criteria A. Be in accordance with a growth policy. Criterion met. The Bozeman Community Plan (BCP) adopted in October 2025, Chapter 5, p. 71, in the section titled Review Criteria for Zoning Amendments and Their Application, discusses how the various criteria in 76-25-304 MCA are applied locally. Application of the criteria varies depending on whether an amendment is for the zoning map or for the text of Chapter 38, BMC. The first criterion for a zoning amendment is accordance with a land use plan. Future Land Use Map (FLUM) The proposed amendment is a change to the zoning map. Therefore, it is necessary to analyze compliance with the future land use map. Chapter 3 of the BCP 2025 addresses the future land use map. The introduction to that chapter discusses the importance of the chapter. Following are some excerpts. “Future land use is the community’s fundamental building block. It is an illustration of the City’s desired outcome to accommodate the complex and diverse needs of its residents.” “The land use map sets generalized expectations for what goes where in the community. Each category has its own descriptions. Understanding the future land use map is not possible without understanding the category descriptions.” The area of this application is within the anticipated growth area of the City. As shown on the maps in Section 1, on the excerpt of the current future land use map, the property is designated as Urban Neighborhood. The description of the Urban Neighborhood designation reads: 31 Staff Report for the Hanson Lane Annexation, No. 25775 Page 22 of 43 “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.” The correlation between the future land use map of the land use plan and the zoning districts is presented in Table 4 of the Bozeman Community Plan. As shown in the following Correlation with Zoning Table excerpt, the R-B district is an implementing district of the Urban Neighborhood designation. Except from BCP Future Land Use Map table: In finding that this application meets criterion A, the analysis is cognizant that in many planning efforts and discussions over the decades, the Planning Board and City Commission have considered the various elements of the question of to grow or not grow and the consequences of either approach. After considering this question, they have concluded that having growth within the physical boundaries of Bozeman results in better outcomes than not. Therefore, the BCP approaches growth as something that overall is positive but recognizes that it does not come without drawbacks and that the community will change over time. Zoning and subdivision regulations have been adopted to limit negative impacts and create positive outcomes. Goals and Policies A zoning amendment is also evaluated against the goals and policies of the BCP 2025. Most of the goals and policies are not applicable to this application. Relevant goals and 32 Staff Report for the Hanson Lane Annexation, No. 25775 Page 23 of 43 objectives have been identified by the applicant and staff. Conflict with the text of the land use plan hasn’t been identified. Beginning on page 71 of the BCP 2025 in the section titled Zoning Amendment Review, the document discusses how the city implements zoning for new areas, amendments to areas, and revisions to existing text. This section demonstrates that the City, as a matter of policy, is supportive of more intensive zoning districts and development. It is inconsistent with this approach to zone at annexation for lower intensities than what infrastructure and planning documents will support. This policy approach does not specify any individual district but does lean towards the more intensive portion of the zoning district spectrum. The requested R-3 (R-B) is at the lower middle range of development intensity. The applicant identified several goals and policies from the Bozeman Community Plan 2025 (BCP2025) in support of the R-B zoning request found in File 007 - ZMA NARRATIVE [External Link]. Staff generally concurs with the identified goals. Goals and policies identified by the applicant include the following: • Goal N-1: Support well-planned, walkable neighborhoods. • N-1.1: Promote housing diversity, including missing middle housing. • N-1.3: Revise the zoning map to lessen areas exclusively zoned for single type housing. • N-1.9: Ensure multimodal connections between adjacent developments. • N-1.11: Enable a gradual and predictable increase in density in developed areas over time. • Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations • N-2.2: Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. • Goal DCD-1: Support Urban Development within the City. • DCD-1.11: Pursue annexations consistent with the future land use map and adopted facility plans for development at urban intensity. Staff provides additional analysis of the requested zoning for the record. DCD-3.4 Support implementation of the Bozeman Transportation Master Plan strategies. The Bozeman Transportation Master Plan includes the full length of Fowler Avenue as a minor arterial in the Visionary Major Street Network and includes the connection of Fowler from Huffine Lane to Oak Street in the Recommended Major Street Network 33 Staff Report for the Hanson Lane Annexation, No. 25775 Page 24 of 43 Improvements. The Fowler connection has been included in the City’s transportation planning since the 2001 long-range transportation plan. The City has included the Fowler Avenue connection in the Capital Improvements Plan for Fiscal Years 2026-2028, and is also finalizing the design phase of the Fowler Avenue Connection Project for the connection of Fowler Avenue from Huffine to Oak Street. This annexation is part of a purchase agreement for the Fowler Avenue right-of-way which will allow the City to implement the Transportation Plan strategies and the Fowler Avenue Connection Project to extend Fowler Avenue to the north from Durston Road to Oak Street. Goal N-3: Promote a diverse supply of quality housing units. As noted above the area is designated as Urban Neighborhood according to the FLUM. This category primarily includes urban density homes in a variety of types, shapes, sizes, and intensities. The proposed zoning district of R-B is primarily residential in nature, and all uses listed in Table 38.300.020. are allowed. Uses include single home dwellings, two-unit dwellings, three-unit dwellings, four-unit dwellings, multi-unit dwellings and townhomes/rowhouses up to eight units, accessory dwelling units, and other subordinate and residential types of use. 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. The city must balance encouraging housing development with development constraints and proximity to employment, entertainment, education, and supporting its climate action initiatives. Given the context of the predominantly low to medium density residential surrounding area, the proposed R-B zoning is appropriate for this property. The City’s zoning states “There is a presumption that the uses set forth for each district will be compatible with each other when the standards of this chapter are met and any applicable conditions of approval have been satisfied.” The newly adopted zoning restates the same concept with slightly different wording, “…development consistent with the standards of a zoning district is not detrimental to adjacent uses within that district or a different district.”, 38.200.020.C, Bozeman Municipal Code. RC-3.4 Encourage annexation of land adjacent to the City prior to development and encourage annexation of wholly surrounded areas. 34 Staff Report for the Hanson Lane Annexation, No. 25775 Page 25 of 43 The property is adjacent to the city limits to the east, south and northwest, and is a part of a wholly surrounded area. This goal is furthered by the City’s annexation policies. The property has been wholly surrounded by the City since 2001. RC-3.2 Work with Gallatin County to keep rural areas rural and maintain a clear edge to urban development that evolves as the City expands outwards. According to the Gallatin County growth policy, Envision Gallatin Plan, the subject property is designated as “Annexation Holding Area”. The purpose of the Annexation Holding Areas is to promote efficient use of limited land resources in the County and prevent development reliant on well and septic systems in areas adjacent to municipal services and infrastructure. Goal RC-3: Collaborate with Gallatin County regarding annexation and development patterns adjacent to the City to provide certainty for landowners and taxpayers. Gallatin County has been notified of the proposed annexation. As shown in the Envision Gallatin plan, linked above, Gallatin County has identified this property as appropriate for annexation and development within the City. RC-3.3 Prioritize annexations that enable the incremental expansion of the City and its utilities. The property in question is contiguous to the City limits on the east, south and northwest. RC-3.4 Encourage annexation of land adjacent to the City prior to development and encourage annexation of wholly surrounded areas. The property is adjacent to the City and does not create any new unannexed areas surrounded by City limits. Annexation of the property fills in a portion of a wholly surrounded area. B. Secure safety from fire and other dangers. Criterion Met. The property can be served by the Bozeman Fire Department. Fire protection water supply will be provided by the City of Bozeman water system. The property is not within any delineated floodplain nor does it have other known natural hazards. Upon annexation the subject property will be provided with City emergency services including police, fire and ambulance. Future development of the property will be required to conform to all City of Bozeman public safety, building and land use requirements. The City provides emergency services to adjacent properties and no obstacles have been identified in extending service to this parcel. The site is currently served by the Hyalite Fire District and Gallatin County Sheriff. 35 Staff Report for the Hanson Lane Annexation, No. 25775 Page 26 of 43 Municipal Code Section and Title Subject Related Documents When standard is applied 18.02 International Fire code Adopt standards for fire prevention and control Fire/EMS master plan, International Fire Code Site plan and building permit 38.400 Transportation Facilities and Access Streets standards for size and construction Transportation Master Plan Subdivision or site plan review 38.400.010 Streets, general Access for emergency services Transportation Master Plan Subdivision or site plan. 38.410.090 Fire protection requirements Development design Fire/EMS master plan, International Fire Code Subdivision, site plan, and building permit C. Promote public health, public safety, and general welfare. Criterion Met. See comments in Section 6, Criteria A, B and D. City development standards included in Chapter 38, Unified Development Code, building codes, and engineering standards all ensure that this criterion is met. Adequate water and sewer supply and conveyance provide for public health through clean water. Rapid and effective emergency response provides for public safety. The City’s standards ensure that adequate services are provided prior to construction of structures which advances this criterion. General welfare has been evaluated during the adoption of Chapter 38 and found to be advanced. Provision of parks, control of storm water, and other features of the City’s development standards advance the general welfare. Compliance with the BCP 2025 advances the well-being of the community as a whole. 36 Staff Report for the Hanson Lane Annexation, No. 25775 Page 27 of 43 Municipal Code Section and Title Subject Related Documents When standard is applied 18.02 International Fire code Adopt standards for fire prevention and control Fire/EMS master plan, International Fire Code Site plan and building permit 38.400 Transportation Facilities and Access Streets standards for size and construction Transportation Master Plan Subdivision or site plan review 38.410.070 Municipal water, sewer systems Location and requirement to install. Sewer collection facilities plan, Water facilities plan Subdivision or site plan. 38.410.090 Fire protection requirements Development design Fire/EMS master plan, International Fire Code Subdivision, Site plan, and building permit 38.420 Parks Standards for location, type, and development of parks and trails Park, Recreation, and Active Transportation Plan Subdivision or site plan review 38.5 Project Design Site layouts, landscaping, building configuration, signs, lighting Site plan and building permit D. Facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements. Criterion Met. This property is included in future planning areas. The City conducts extensive planning for municipal transportation, water, sewer, parks, and other facilities and services provided by the City. The adopted plans allow the City to consider existing conditions and identify enhancements needed to provide additional service needed by new development. The City implements these plans through its capital improvements 37 Staff Report for the Hanson Lane Annexation, No. 25775 Page 28 of 43 program that identifies individual projects, project construction scheduling, and financing of construction. As stated in Sec. 38.200.020.E, the designation of a zoning district does not guarantee approval of new development until the City verifies the availability of needed infrastructure. All zoning districts in Bozeman enable a wide range of uses and intensities. At time of future subdivision or site plan review the need for individual services can be more precisely determined. No subdivision or site plan is approved without demonstration of adequate capacity. 38.300.020.E, “Placement of any given zoning district on an area depicted on the zoning map indicates a judgment on the part of the city that the range of uses allowed within that district are generally acceptable in that location. It is not a guarantee of approval for any given use prior to the completion of the appropriate review procedure and compliance with all of the applicable requirements and development standards of this chapter and other applicable policies, laws and ordinances. It is also not a guarantee of immediate infrastructure availability or a commitment on the part of the city to bear the cost of extending services.” The application site is located well within the City’s land use, transportation, parks, and utility planning areas. Those plans show this property as developing within the City when development is proposed. Adequacy of all these public requirements is evaluated during the subdivision and site development process. The site is adjacent to Durston Road, an arterial, and Fowler Avenue, an arterial, will be extended through the site with the City’s Fowler project noted above. Connection to local streets is expected through Annie Street, Hanson Street, and potentially others. An 18 inch sewer main passes through the site and water services are adjacent to the site. Extensions of utilities and transportation to service this site are readily achieved. Future development will require mitigation of impacts on park services. 38 Staff Report for the Hanson Lane Annexation, No. 25775 Page 29 of 43 Municipal Code Section and Title Subject Related Documents When standard is applied 18.02 International Fire code Adopt standards for fire prevention and control Fire/EMS master plan, International Fire Code Site plan and building permit 38.400 Transportation Facilities and Access Streets standards for size and construction Transportation Master Plan Subdivision or site plan review 38.410.060 Easements Location and form of easements for utilities Transportation Master Plan, Sewer collection facilities plan, Water facilities plan Annexation for collector and arterial streets. Subdivision or site plan for all others. 38.410.070 Municipal water, sewer systems Location and requirement to install. Sewer collection facilities plan, Water facilities plan Subdivision or site plan. 38.410.090 Fire protection requirements Development design Fire/EMS master plan, International Fire Code Subdivision, site plan, and building permit 38.420 Parks Standards for location, type, and development of parks and trails Park, Recreation, and Active Transportation Plan Subdivision or site plan E. Reasonable provision of adequate light and air. Criterion met. This criterion is not about individual preferences for a given degree of visual openness but about preservation of public health. The R-B district provides abundant light and air through the Bozeman Unified Development Code’s standards for park and recreation requirements, on-site open space for residential uses, maximum building height, lot coverage, and setback requirements. 39 Staff Report for the Hanson Lane Annexation, No. 25775 Page 30 of 43 The Lot Standards, Sec. 38.210.030, provide minimum lot widths, lot coverage and maximum floor area ratios, and prescribe require minimum separation from property lines, and limits building heights. In addition to the zoning standards, adopted building codes contain more detailed requirements for air circulation, window placement, and building separation that further ensure the intent of this criterion is satisfied. Municipal Code Section and Title Subject Related Documents When standard is applied 38.320 Form and Intensity Standards Standards for building placement and maximum size Subdivision, site plan review, building permit 38.420 Parks Standards for location, type, and development of parks and trails Park, Recreation, and Active Transportation Plan Subdivision or site plan review 38.520.060 On-site residential and commercial open space Private land open area requirements Site plan F. The effect on motorized and non-motorized transportation systems. Criterion Met. The application of an R-B zoning designation to this property will allow considerably more residential development than would be allowed in the County. However, the R-B zoning district is the second lowest density residential zoning district, which means that all infrastructure planning has assumed a relatively equal, if not greater intensity than what is allowed in the district. The limited size of the remainder property after the City’s purchase of the Fowler Avenue and Annie Street rights-of-way will also limit the intensity of development and number of new vehicle trips that will be generated by future development. The City purchase of rights-of-way and construction of Fowler Avenue and Annie Street, to minor arterial and local street standards respectively, will also mitigate the impact on the larger transportation network as this property, and the overall area, develops. Support of multi-modal transportation is limited. Due to the property’s location, there are limited destinations within walking distance. Both Fowler Avenue and Annie Street 40 Staff Report for the Hanson Lane Annexation, No. 25775 Page 31 of 43 will include pedestrian infrastructure with the installation of sidewalks. The addition of sidewalks on the future Annie Street connection will provide a connection between the adjacent neighborhoods as the sidewalks on the existing Annie Street on both the west and east sides of the property dead end at the property line. Installation of sidewalks is a minimum development standard. The bicycle infrastructure in the area is minimal, but there are existing bike lanes on Durston Road and Oak Street. Both of these rights-of-way provide continuous east/west connection across the city, and the connection of Fowler Avenue from Durston Road to Oak Street will provide better connection to the overall bicycle infrastructure network in the City. Any future development must comply with adopted transportation standards which will ensure provision of local streets and sidewalks. This will result in a more functional transportation system than currently exists. Municipal Code Section and Title Subject Related Documents When standard is applied 38.400 Transportation Facilities and Access Streets standards for size and construction Transportation Master Plan Subdivision or site plan review 38.410.060 Easements Location and form of easements for utilities Transportation Master Plan, Annexation for collector and arterial streets. Subdivision or site plan for all others. 38.420.110 Recreation Pathways Location and requirement to install. Park, Recreation, and Active Transportation Plan Annexation for Class 1 Trails easement. Subdivision or site plan for all else. The City has set minimum standards applicable to development to limit block length, ensure trail and sidewalk connections, and provide streets adequate to carry traffic projected from development. These standards are not applied at the time of the ZMA but are implemented during the subdivision and site plan processes required before any construction may begin. See also Section 6, Criterion D. 41 Staff Report for the Hanson Lane Annexation, No. 25775 Page 32 of 43 This annexation is unique in that the City will construct the streets and sidewalk connections for Fowler Avenue and Annie Street prior to any future development going through the subdivision and site plan processes. Standards for any internal roadways, sidewalks, or trails necessary to service the future development of the remainder of the property will still be implemented during the subdivision and site plan processes. Prior to plat or plan approval, occupancy or other appropriate trigger, the future applicant must show all applicable transportation systems are adequate to serve the proposed development and must meet minimum City standards. City plans acknowledge the tension that may be created with development. Not all goals and policies are furthered with a particular application. The need for expanding the transportation network to increase efficiency and safety, the logical infill of unannexed “islands” within city limits, and the need for housing within the City outweigh negatives associated with this application. G. Promotion of compatible urban growth. Criterion Met. The Bozeman Community Plan establishes a preferred and compatible development pattern. “The land use map sets generalized expectations for what goes where in the community… The land use categories and descriptions provide a guide for appropriate development and redevelopment locations for civic, residential, commercial, industrial, and other uses. The future land use designations are important because they aim to further the vision and goals of the City through promoting sustainability, citizen and visitor safety, and a high quality of life that will shape Bozeman’s future.” (Community Plan P. 51) Compatible development is generally considered to be the use of land and construction of structures that are harmonious with the surrounding development and neighborhood, as well as with the goals and objectives of the City’s land use plan. Compatible development does not require uniform architecture, site design, density, or land use. Compatible development can be different than what is already in place. Many elements of a proposed development can be analyzed to demonstrate compatibility. Below is a list of the general elements that are considered in the code in analyzing compatibility – this list is not exhaustive, and there may be elements not included that could also affect the compatibility of a proposed development. The City has adopted a variety of standards to implement compatibility of development and land uses as minimum outcomes of development. The City’s zoning states “There is a presumption that the uses set forth for each district will be compatible with each other when the standards of this chapter are met and any applicable conditions of approval have been satisfied.” 42 Staff Report for the Hanson Lane Annexation, No. 25775 Page 33 of 43 • Variety of architectural design • Rhythm of architectural elements • Scale • Intensity • Materials • Building siting • Lot and building size • Integration with existing community systems including: • Water and sewer services • Natural elements in the area • Motorized and non-motorized transportation • Open spaces and parks. Compatible development does not require uniformity or monotony of architectural or site design, density or use. Compatible land uses exist in harmony with adjoining land uses, even adjoining land uses that are of differing character. Discernible outward effects from the R-3 (R-B) district such as noise, odor, light, and physical hazards such as combustible or explosive materials are of a similar nature as the adjoining land uses. Compatibility is determined by compliance with established standards for land development, not personal preference. The proposed R-B district is primarily residential in character. The allowed uses for residential districts are set in Sec. 38.300.020.. The Lot Standards are set in Sec. 38.210.030. Adjacent municipal zoning includes R-A and PLI. To the north and west are a few additional unannexed “islands” of land zoned SSR (Semi-Rural Residential) in the County. The existing Harvest Creek subdivision (zoned R-A) directly to the east has 5.47 mean living units per acre, while the Partridge Downs Subdivision and the Cottage Park Condo complex (zoned R-A) to the west have 7.97 mean living units per acre. To the west of Partridge Downs and Cottage Park, the Oak Springs Subdivision (zoned R-B) has 7.99 mean living units per acre. Residential density is tracked through our Land Use Plan and the Bozeman’s Strategic Plan. See Map 6 in Section 1 or go directly to the Residential Density Map online. The City Commission increased minimum density requirements in residential districts with the recently updated Unified Development Code. Minimum density in the R-B district is very similar to the existing density in the Cottage Park area. With the exception of un-annexed and undeveloped areas nearby, this area is considered low to medium density development which, in general, is typical of the R-B 43 Staff Report for the Hanson Lane Annexation, No. 25775 Page 34 of 43 district. While residential density represents a snapshot in time, it does provide a qualifiable metric to assist in the compatible urban character determination. Densities are expected to increase over time. The current City Code requires a minimum density for the R-A zoning districts of 6 dwelling units per acre. R-B has a minimum density of 8 dwelling units per acre. R-C has a minimum density of 10 dwelling units per acre, and R- D has a minimum density of 14 dwelling units per acre. The intent of the R-B district, identified in Sec. 38.210.010.B, states “The R-B district is intended to accommodate a variety of residential housing options including single-unit dwellings, accessory dwelling units (ADUs), duplexes, townhouses, rowhouses, triplexes, fourplexes, and multi-unit dwellings with up to 8 units. Compatible group residential, cultural, park, open space, utility, and day acre uses supplement allowed residential uses. The BCP 2025 includes several objectives applicable to this criterion. These are: N-1.11 Enable a gradual and predictable increase in density in developed areas over time. N-1.2 Increase required minimum densities in residential districts. N-3.5 Strongly discourage private covenants that restrict housing diversity or are contrary to City land development policies or climate action plan goals. Application of any municipal zoning district to the subject property may alter the existing character of the subject property. It is not expected that zoning permanently freeze the character of an area. Rather, the application of R-B zoning with the surrounding R-A and R-B zoning represents the City’s goals of enabling an increase in density in developed areas and allowing for greater housing diversity within developed areas. The difference in minimum density between R-A and R-B is modest. Staff conclude that the R-B is compatible urban growth as called for in the land use plan. See also discussion for Section 6, Criteria A & H. H. Character of the district. Criterion Met. Section 76-2-302, MCA says “…legislative body may divide the municipality into districts of the number, shape, and area as are considered best suited to carry out the purposes [promoting health, safety, morals, or the general welfare of the community] of this part.” This proposal is an amendment to the zoning map, not the text. No element of this amendment modifies the standards of any zoning districts. The character of those districts remains unaltered. This criterion is most applicable to text amendments, but 44 Staff Report for the Hanson Lane Annexation, No. 25775 Page 35 of 43 still must be applied to consideration of zone map amendments. The requested zoning meets the requirements of this criterion because the future land use map show this area as Urban Neighborhood and much of the surrounding area has developed as low to medium density residential. Most adjacent lands are also zoned low to medium density residential districts. The surrounding zoning, existing roads, and anticipated development represent an established character of incremental growth pattern of the area. The area is characterized by older developments with larger lots and homes to the east, shifting to newer developments with smaller lots and homes to the west. The requested zoning is listed as an implementing zone for the future land designated in the BCP. The proposed amendment only applies to the Applicant’s property and does not change what is or is not allowed on adjacent property. As noted above, the City Commission has discretion within the limits of the State established criteria in considering the location and geographical extents of a zoning district. Implementation of zoning must also be in accordance with the adopted land use plan. There is no minimum for the size of an area subject to a particular zoning district. As noted in Section 6, Criterion A, the City policy calls for a diverse and densifying land use pattern. See discussion in Section 6, Criteria A and G. The BCP 2025 includes several objectives applicable to this criteria. These are: N-1.11 Enable a gradual and predictable increase in density in developed areas over time. N-1.2 Increase required minimum densities in residential districts. N-3.5 Strongly discourage private covenants that restrict housing diversity or are contrary to City land development policies or climate action plan goals. Application of any municipal zoning district to the subject property and subsequent development may alter the existing character of the subject property with future development. Likewise, development under any municipal zoning district will be visually different from adjacent unannexed property. This is true even if both are used for similar types of housing due to the differences between municipal and county zoning. Zoning doesn’t freeze the character of an area in perpetuity. Rather, it provides a structured method to consider changes to the character. Zoning the property as R-B allows for an incremental increase in density and housing diversity within a developed area while still maintaining the existing low to medium intensity residential development 45 Staff Report for the Hanson Lane Annexation, No. 25775 Page 36 of 43 of the area. Existing municipal development will be physically separated from future development on the site by right-of-way. See Section 6, Criterion A above for discussion about the application and land use plan and anticipated change to the character of the area. A review of the existing uses within a quarter mile radius of the amendment site shows five zoning districts, four of which are in the City, and one of which is in the County. The first municipal zoning district is R-A, which is immediately adjacent to the east and west of the property. R-A allows for single-unit and two unit dwellings, accessory dwelling units (ADUs) and townhomes and rowhouses up to 2 units. The second municipal zoning district is R-B, which is to the west of the property. R-B is a residential district that allows for single-unit dwellings, two-unit dwellings, three-unit dwellings, four-unit dwellings, multi-unit dwellings up to eight units, townhomes and rowhouses up to eight dwellings, accessory dwelling units, and many other subordinate and residential type of use. The third municipal zoning district is R-C, which is to the southeast of the property, across Durston Road. R-C is a residential district that allows for single-unit dwellings, two-unit dwellings, three-unit dwellings, four-unit dwellings, multi-unit dwellings up to twenty-four (24) units, townhomes and rowhouses up to twenty-four (24) dwellings, accessory dwelling units, and many other subordinate and residential type of use. The fourth and final municipal zoning district is PLI. PLI is intended for public and institutional uses. Parks, trails and open spaces within the City are typically zoned PLI. The areas around the property that are zoned PLI are all predominantly used for this stated purpose. The one zoning district within the County’s zoning program is SSR (Semi-Rural Residential). SSR is a limited residential development intended to preserve the continuation of existing agricultural pursuits. As stated in Section 6, Criterion A, the area zoned as SSR is anticipated to transition to urban development within the City. The SSR district allows for one single dwelling unit per half acre, one duplex per acre, as well as several accessory uses. Under a conditional use permit, SSR allows for one triplex per acre and one four-plex per acre as well. Therefore, the site under existing county zoning could provide for multiple four-plex or other residential structures. When evaluating compatibility between zoning districts, Staff considers the full range of allowable uses, not only what is built now or proposed by a specific project. Permitted uses in the R-B zone are similar to the prevailing typologies in the area. 46 Staff Report for the Hanson Lane Annexation, No. 25775 Page 37 of 43 The City, as shown by an examination of the zoning map and authorized uses in all zoning districts, strives to encourage a diverse development pattern and avoid large areas of single use development. This is further supported by the statement in the description of the Urban Neighborhood future land use category, “Large areas of any single type of housing are discouraged.” No size is specified for what a large area is. Therefore, when considering the character of an area it is expected that there will be diversity of development types. This diversity is also shown on the zoning maps in Section 1. Municipal Code Section and Title Subject Related Documents When standard is applied 38.310 Permitted Uses What can be done where in the city. Growth policy Subdivision, site plan, building permit 38.320 Form and Intensity Standards Standards for building placement and maximum size Subdivision, site plan, building permit 38.320.060 Zone Edge Transitions Height adjustments on the edge of some zones Site plan 38.340 Overlay District Standards Historic preservation SOI Standards for Historic Preservation, Design Guidelines for Historic Preservation Site plan and building permit 38.5 Project Design Site layouts, landscaping, building configuration, signs, lighting Site plan and building permit Table 4 of the BCP 2025, see Section 6, Criterion A above, identifies the implementing zoning districts of the Urban Neighborhood future land use category. That category allows for zoning districts that authorize a wide range of possible future development. There are no zoning districts which are limited to only one type of development. All zoning districts implementing the Urban Neighborhood category provide for a range of housing 47 Staff Report for the Hanson Lane Annexation, No. 25775 Page 38 of 43 types, institutions, and commercial activities. The expansiveness and intensity allowed varies between districts. As noted in this report, the BCP 2025 calls for evaluation of the entire range of uses in zoning districts when evaluating criteria for zoning amendments. The R-B zoning district and the adjacent or nearby R-A, R-B and R-C zoning districts are residential in nature and are largely similar in uses and standards and differ only in the intensity of development allowed. The City has adopted many standards to identify and avoid or mitigate demonstrable negative impacts of development. These will support the ability of future development in R-B to be compatible with adjacent development and uphold the residential character in an area. The standards adopted by the City prevent physically dangerous spillover effects. An example is the capture, treatment and discharge controls from additional storm water runoff as additional impervious surfaces are built. Required setbacks from property lines, landscaping requirements, and similar site and building standards address character and compatibility. These and other standards carry out the intent and purpose of the City’s land development standards in Chapter 38 of the municipal code. Sec. 38.100.040. - Intent and purpose of chapter. A. The intent of this unified development chapter is to protect the public health, safety and general welfare; to recognize and balance the various rights and responsibilities relating to land ownership, use, and development identified in the United States and State of Montana constitutions, and statutory and common law; to implement the city's adopted growth policy; and to meet the requirements of state law. Zoning does not prohibit change but provides a structure within which change can occur. Such changes include modifications to both the text and zoning map. Such amendments are authorized in the zoning enabling act for municipalities. Landowners have both property rights and responsibilities. The City has adopted development standards to ensure that responsibilities are met while landowners exercise their property rights. The City has not chosen, and is not required, to adopt standards for all issues. For example, standards have not been adopted regarding preservation of view sheds or extra separation of buildings from unannexed property. See also discussion for Section 6, Criteria A, G, and F. 48 Staff Report for the Hanson Lane Annexation, No. 25775 Page 39 of 43 I. Peculiar suitability for particular uses. Criterion met. The proposed amendment does not modify the existing standards of the R-B districts. Therefore, the impact of the amendment is limited to this application site. The property is flat and without significant environmental constraints. The property is within the City’s planning area for land use and utility extensions. There is frontage on Durston Road, a minor arterial, and future frontage on Fowler Avenue, a minor arterial. Municipal utilities and emergency services can be extended to the area. The existing agricultural water user facility on the site will be protected by setbacks and requirements for consultant with water right holders. Municipal Code Section and Title Subject Related Documents When standard is applied 38.310 Permitted Uses What can be done where in the city. Land Use Plan Subdivision, site plan review, building permit 38.320 Form and Intensity Standards Standards for building placement and maximum size Subdivision, site plan review, building permit 38.600 Natural Resource Protection Protect watercourses and wetlands FEMA Floodplain study Subdivision, site plan review, building permit 38.410.060 Easements Subdivision, site plan The context, physical features, and future land designation are not unusual for properties adjacent to the City and described features support annexation and development within the City. While other uses may also be suitable, residential uses are suitable for this property. J. Conserving the value of buildings. Criterion met. The proposed amendment does not modify the existing standards of the R-B district. R-B zoning is primarily low to medium density residential in nature. The immediate Future Land Use and zoning surrounding the property is residential in nature. County zoning to the north and west is limited residential. No primary structures are on the stie. Any new structures at the site will be required to meet setbacks and other protective requirements set forth in the Bozeman Municipal Code. Compliance will alleviate potential negative impacts to the value of surrounding 49 Staff Report for the Hanson Lane Annexation, No. 25775 Page 40 of 43 buildings and properties. As described in earlier criteria, the proposed zoning is compatible with existing buildings on adjacent properties and does not create any new situations not in compliance with municipal code. K. Encourage the most appropriate use of land throughout the jurisdictional area. Criterion Met. The proposed R-B zoning designation will encourage the most appropriate use of land as the property is adjacent to residential uses. There is access to the city’s services, including streets, thus it is able to support uses as allowed within the R-B zoning district. Furthermore, the proposed R-B zoning designation is consistent with the BCP 2025 future land use map designation of “Urban Neighborhood”. APPENDIX A - NOTICING AND PUBLIC COMMENT Notice was published in the Bozeman Daily Chronicle on March 28 and April 5, 2026. The notice was posted on site and notices mailed by the applicant as required by the BMC and the required confirmation provided to the Planning Office. Notice was provided at least 15 and not more than 45 days prior to any public hearing. Public comments can be reviewed at the following link [External Link] Primary themes in public comment as of the writing of this report are: • Concerns over the proposed zoning of R-B instead of R-A. • Response to this theme is provided in Sections 5 and 6 of this report. Whether or not spot zoning occurs is a legal determination and is under the review of the City Attorney’s office. • Safety concerns with Fowler Avenue and Annie Street rights-of-way • Any future development will address transportation safety concerns with a subsequent subdivision and/or site plan application in accordance with Sec. 38.710.050.A.11. APPENDIX B - PROJECT LAND USE PLAN AND PROPOSED ZONING Adopted Land Use Plan Designation: The property is designated as “Urban Neighborhood” in the Bozeman Community Plan 2025. “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 50 Staff Report for the Hanson Lane Annexation, No. 25775 Page 41 of 43 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.” Proposed Zoning Designation and Land Uses: The applicant has requested zoning of R-B, Residential Medium-Low Density District, whose intents are: The intent of the R-B residential medium-low density district is to provide for primarily single-household residential development and related uses within the city at urban densities. These purposes are accomplished by: 1. The R-B district is intended primarily to accommodate a variety of residential housing options including single-unit dwellings, accessory dwelling units (ADUs), duplexes, townhouses, rowhouses, triplexes, fourplexes, and multi-unit dwellings with up to 8 units. 2. Compatible group residential, cultural, park, open space, utility, and day care uses supplement allowed residential uses. 51 Staff Report for the Hanson Lane Annexation, No. 25775 Page 42 of 43 52 Staff Report for the Hanson Lane Annexation, No. 25775 Page 43 of 43 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF Owner: Emil Anderson, 90 Moss Bridge Road, Bozeman, MT 59718 Applicant: Sanbell, 106 East Babcock, Bozeman, MT 59715 Representative: Sanbell, 106 East Babcock, Bozeman, MT 59715 Report By: Collin Mieras, Associate Planner, Community Development Department FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this Annexation or Zone Map Amendment. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. The application materials can also be viewed online by clicking the following web link. https://weblink.bozeman.net/WebLink/Browse.aspx?id=312177&dbid=0&repo=BOZEMAN 53 Memorandum REPORT TO:Community Development Board FROM:Chris Saunders, Community Development Manager Erin George, Community Development Director SUBJECT:Upcoming Items for the May 4, 2026, Community Development Board Meeting Agenda MEETING DATE:April 20, 2026 AGENDA ITEM TYPE:Citizen Advisory Board/Commission RECOMMENDATION:Information only, no action required. STRATEGIC PLAN:4.1 Informed Conversation on Growth: Continue developing an in-depth understanding of how Bozeman is growing and changing and proactively address change in a balanced and coordinated manner. BACKGROUND:The following items are presently scheduled for the May 4, 2026, Community Development Board meeting: 1. Work session with City of Bozeman Forestry Division regarding the Urban Forest Master Plan Update Comment related to these items may be submitted at comments@bozeman.net. No discussion or action will be taken until May 4, 2026. UNRESOLVED ISSUES:N/A ALTERNATIVES:N/A FISCAL EFFECTS:No budgeted funds are expended with this item. Report compiled on: April 15, 2026 54