Community Development Board recommends RB zoning for Hansen Lane annexation despite neighborhood safety concerns

The Bozeman Community Development Board voted 7-0 on April 20 to recommend approval of the Hansen Lane annexation (application 25775) and initial RB zoning for a 9.979-acre parcel north of Durston Road and east of Hansen Street.

City planner Colin presented staff’s analysis and told the board the application meets mandatory criteria A–D and that positive outcomes outweigh negatives for the remaining factors. Colin said the city has received 63 public comments on the proposal and that the item will be heard by the City Commission on May 5.

Applicant representatives argued RB zoning aligns with the community plan and the existing zoning pattern around the site. Chris Naumann, senior planner for Sanbel, said RB’s minimum net density of 8 dwelling units per acre fits within the area’s mix of RA and RB designations and that RB allows a modest increase in building height and the ‘missing middle’ housing types the city intends to enable.

Neighbors and homeowners spoke at length during the public hearing, urging the board to recommend RA zoning or deny the application. Heather Higgs, representing the Harvest Creek Homeowners Association, said the proposal “seeks a zoning of RB, but a zoning designation of RA is consistent with the city’s growth policy, future land use map, and the development pattern of the surrounding areas.” Several speakers described daily safety concerns for children walking to Emily Dickinson Elementary School and asked for definitive traffic-calming conditions before any annexation.

Transportation staff said Fowler Avenue and the Annie Street connection have been part of the transportation plan for years and that the Fowler design team has incorporated safety measures, including a neighborhood roundabout and other traffic-calming elements. Nick Ross, Director of Transportation and Engineering, noted the Fowler Avenue project has gone through extensive public engagement and that a final public plans display will occur as design and contract timelines allow.

Staff and the applicant emphasized that RB zoning does not preclude single-family or lower-density development, and that code standards (maximum building height 45 feet; wall-plate height 33 feet; maximum unit count per building 8; maximum building frontage on a street 120 feet) constrain likely outcomes. Colin also clarified that annexation and zone designation are an initial step; any future development would require subdivision or site-plan review and any necessary traffic or environmental studies at those later stages.

Board member Jason Delmute moved to adopt the staff findings and recommend approval with contingencies; after deliberation the motion passed unanimously. The board’s recommendation and the staff record will be forwarded to the City Commission for a final decision on May 5.

Next steps: the Commission will consider the annexation and initial zoning on May 5; any future development proposals would return for subdivision/site-plan review and, where triggered, transportation, environmental or utility studies.