Bozeman Community Development Board Meeting: October 5, 2026

The Bozeman Community Development Board (CDB) held its regular meeting on October 5, 2026, at 6:00 PM. The primary agenda items included a work session on the Bozeman Creek Vision Plan, the cancellation of the December 21st meeting, and a staff question-and-answer session.

Consent Calendar

• The board unanimously approved the minutes from the previous meeting (6-0).

Public Comments & Testimony

• No members of the public provided testimony on non-agenda items.

Bozeman Creek Vision Plan Work Session (G.1)

John Henderson, Assistant City Manager, presented an update on the Bozeman Creek Vision Plan, co-led with the community group C. Bozeman Creek (representative Jim Madden in attendance). The plan targets five goals: flood hazard mitigation, water quality and ecological health, connectivity, economic vitality, and celebrating the waterway.

• Flood Mitigation Strategy: Staff presented modeling for a 100-year-plus flood event (1,250 CFS), acknowledging potential damages upwards of a billion dollars from a rain-on-snow event. The proposed solution diverts up to 750 CFS into Mill Ditch and makes structural improvements (culverts, bridges) to the Bozeman Creek channel. The plan claims that all necessary work can be completed on public property without major property acquisition.
• Capital Projects: Three connected projects were highlighted: (1) Abandoning a portion of Rouse Avenue between Olive and Maine to expand Seroptimus Park and bifurcate the creek. (2) Day-lighting the diverted flow and redeveloping the City Hall parcel to fix a sharp bend and create a civic plaza. (3) Relocating the Anderson Pavilion at Bogart Park to allow the creek more room to meander.
• Policy Recommendations: Staff requested feedback on a tiered setback system based on creek “reaches,” averaging setback distances across a parcel frontage, and implementing a Transfer of Development Rights (TDR) program, likely executed through a non-profit partner like C. Bozeman Creek.
• Funding: The City Commission has allocated $150,000 for further study, potentially matched by C. Bozeman Creek. Staff stated the project is likely a 30-year vision, with federal funds (FEMA) as the primary source and local enterprise funds (stormwater, parks) covering a fraction. No bonds or levies are currently contemplated.
• Board Feedback:
  • Member Mark Eggie expressed significant concern that pairing aesthetic park elements with flood mitigation could harm the project's benefit-cost ratio for FEMA grants under current federal administration rules. He advocated for prioritizing discrete, high-benefit flood control projects (like Mill Ditch) first.
  • Member Jason Delhew strongly argued against a rigid 75-foot setback, advocating for a performance-based, reach-specific standard. He expressed caution regarding a continuous trail along the entire creek corridor, favoring concentrated public access at defined nodes to protect ecological health and privacy. He asked for clarity on how FEMA would evaluate phased projects.
  • Member Eric Bonnett agreed a uniform setback is inappropriate for the urban core and supported the tiered reach approach. He emphasized the need for transparent communication with property owners if redevelopment restrictions are proposed for their land.
  • Mayor Joey Morrison supported broadening zoning considerations around the project but received clarification from staff that state law prohibits attaching conditions to zone map amendments. He also confirmed the city is not currently considering new tax levies for this project.
  • Chair Ben Lloyd provided design feedback, noting that early renderings felt too urban and the team has successfully pivoted to a more natural aesthetic. He offered specific input on the orientation of the Bogart Park pavilion to preserve sightlines from Church Street.

Upcoming Items & Board Q&A (G.2 & G.3)

Staff Planner Chris Saunders facilitated an open question and answer session on various planning topics.

• Housing Needs: In response to a question from Member Delhew about housing supply, staff stated the current homeownership rate is 44.7% (ACS) and that townhomes present a key opportunity for attainable ownership. A new Housing Needs Assessment is scheduled for Fiscal Year 2028.
• Data Centers: Member Bonnett inquired about code readiness. Staff identified gaps in regulating continuous noise (DBC), self-contained power systems, and water usage, although the standard review process is robust.
• Downtown Height: Mayor Morrison asked for a recap. Staff confirmed the City Commission retained a 90-foot height limit. Outstanding issues include zoning transitions (stepbacks vs. setbacks) and transit integration.
• Volume of Applications: Member Eggie noted a slowdown. Staff attributed it to market saturation, construction costs, and the effect of MLUPA routing more projects to administrative approval.
• Regional Cooperation: Member Delhew asked about planning with neighboring jurisdictions. Staff cited the new Metropolitan Planning Organization (MPO) and strategic utility investments (e.g., Northwest Bozeman sewer) as primary coordination mechanisms.
• Artificial Intelligence: Chair Lloyd asked about AI. Staff discussed new review software incorporating AI for flagging issues, and the challenge of distinguishing AI-generated public comments from authentic input.

Key Outcomes

• Decision: The board voted unanimously (7-0) to cancel the December 21, 2026 Community Development Board meeting.
• Guidance Provided: The board gave clear direction to staff regarding the Bozeman Creek Vision Plan. This included a strong preference for a reach-based, performance-oriented approach to setbacks over a universal standard, a demand for rigorous financial analysis aligned with FEMA funding rules, and a desire to balance urban vitality with ecological sensitivity.
• Next Steps: The final public open house for the Bozeman Creek Vision Plan is scheduled for early November, with City Commission consideration on December 15, 2026. The board’s next meeting (October 19, 2026) will feature a work session on the Northwest Bozeman Area Plan and a discussion on the cash-in-lieu water rights code update.