Community Development Board Meeting - October 19, 2026

This meeting of the Bozeman Community Development Board featured two special presentations: the Northwest Bozeman Area Plan and an update on the Cash in Lieu of Water Rights Fee. No action items were on the agenda. Public comments were received on the area plan.

Consent Calendar

• Approval of Minutes (Ruffalo): The board approved the minutes from a previous meeting with a 5-0 vote (motion by Lloyd, second by Delnew; all ayes: Mitro, Delnew, Lloyd, Agben, and Iggy (via remote)).

Public Comments & Testimony

• Kiki Hulls (4833 Glenwood Drive, representing the Laurel Glen Association): Expressed concern that the Northwest Area Plan lacks designated parks and public facilities (schools, libraries, recreation). Criticized the proposed road alignment along Gooch Hill, arguing it encroaches on dense wetlands and creeks near Laurel Glen. Stated that the community outreach process was inadequate; HOA managers did not receive notification emails. Questioned the plan's purpose if it mostly defers to landowners.
• Deb Lewis (1133 Saxon Way, Laurel Glen): Expressed opposition to development in the area, citing wildlife (hawks, eagles, coyotes, pheasants, sandhill cranes) and a sandhill crane mating area. Questioned who would pay for infrastructure (roads, sewers, schools, police, fire) — developers or taxpayers. Opposed building on wetlands. Noted that traffic on Durston Street has increased “20 or 30 fold” in ten years and is used as an escape route to Huffine, creating congestion; argued that only two east-west corridors (Durston and Baxter) feed into Love Lane, which is a two-lane road needing modifications.
• Trish McAllen (4841 Glenwood Drive, #3): Opposed the proposed road alignment near her home of 22 years; stated that Durston and Gooch Hill intersection is already dangerous, with frequent wrecks in snow. Expressed concern that the road plan has not been studied adequately and would harm the wildlife corridor.

Discussion Items

• Northwest Bozeman Area Plan (Chris Nauman, Sandbell Planning):
  • Presented a high-level 3,000-acre plan as an amendment to the 2025 Bozeman Community Plan. The plan is a guiding document, not a development plan, and does not initiate annexations. Five planning objectives align with the Community Plan’s seven themes.
  • Framework elements include: natural resources (creeks, wetlands, riparian areas, 25%+ slopes) with regulatory setbacks; proposed collector/arterial roads (some alternate alignments to avoid wetlands compared to 2017 TMP); active transportation network (trails from 2024 Pratt Plan); and future land use nodes (commercial mixed-use at arterial/collector intersections, including a corridor concept).
  • GIS suitability analysis suggested relocating some commercial mixed-use nodes and extending residential mixed-use corridors. The plan does not specify densities, population projections, or park locations; parks are addressed in later subdivision/annexation processes.
  • Process: Public draft released Oct 8; presentations to Transportation Board, County Planning Board, Sustainability Board; work session with City Commission Oct 20; revised final draft expected early Nov; public hearing at CDB Nov 16; City Commission adoption Dec 15.
  • Board members asked about coordination with Belgrade, Gallatin County, MDT (future interchanges), and the need for nodes and open space. Staff noted that future land use map amendments are possible and that the plan is “at 50,000 feet.”
• Cash in Lieu of Water Rights Fee Update (Todd Gaston, Westwater Research; Sean Coates, Utilities Director):
  • Current fee is $6,000 per acre-foot (set in 2008). The recommended updated fee ranges from $11,600 to $14,500 per acre-foot of reliable yield, with a midpoint of $13,000. For a single-family unit (0.234 acre-feet per year), this translates to about $3,000 per home (currently $1,400). The fee covers water rights acquisition only, not infrastructure.
  • Three valuation perspectives were used: full cost recovery (inflation/adjusted cost of city's existing pool), fair market value (current water rights prices in Gallatin Valley: $9,000–$15,000/acre-foot), and cost of developing new water rights.
  • The recommended fee is well below the peer average (0.4% of median home price vs. 1.6% average). Staff suggested the fee could be phased in over 3–5 years.
  • Board discussed water usage per household (0.234 acre-feet, based on 10-year average from 2011, noting newer homes use more due to automated irrigation; multi-family units are about half that). Questions about reliable yield and climate change adjustments were addressed — each water right must be evaluated individually; the fee assumes 49/50 year reliability. The City’s integrated water resources plan (IWERP) is looking 50 years out.

Key Outcomes

• The board received both presentations as informational; no action was taken.
• Staff noted a correction: the next meeting (Nov 2) will feature a presentation on the Downtown Urban Renewal Plan consistency review, not the area plan public hearing (scheduled for Nov 16).
• Public comments were heard and will be considered in the plan's final revision.
• The board expressed general support for the fee update approach; a formal recommendation may come at a future meeting after more discussion.