What's
Going On?

The Story

This isn't just about zoning codes. It's about a pattern of promises made and broken.

See the pattern? Here's what you can do →

Two Proposals, One Neighborhood

Bozeman needs housing. But we don't build 5-story towers in 1-story neighborhoods. Two interconnected proposals would fundamentally change the Fowler Avenue corridor — and the Harvest Creek neighborhood next to it.

“We aren't saying not in our backyard. We aren't saying don't build. We are just asking you to work with us and not approve this high-density plan.”

— Nina Harrison, Harvest Creek HOA Subcommittee

Below are the facts on both proposals, what they mean for your neighborhood, and exactly how to make your voice heard.

Issue 1: Hanson Lane Annexation

What's Proposed

• Annexation of an unincorporated parcel between Oak and Durston along the Fowler corridor
• Rezoning to R-B (mixed-use residential): 45-foot height max, up to 5 stories
• Extension of Annie Street as a through street into Harvest Creek
• Total developable area: ~5 acres once right-of-way is built

Why R-B Zoning Is Wrong

It's textbook spot zoning. Surrounding properties are R-1/R-2 single-family homes at ≤6 units/acre. Dropping R-B density into an established low-density area is disfavored under Montana law.

The Community Plan doesn't require it. The "Urban Neighborhood" designation is a growth policy statement, not a regulation. R-A zoning satisfies it without R-B intensity.

The area lacks transit and services. R-B is designed for areas with good transit and walkable shopping. The closest shopping is over a mile away — a 30-minute walk each way. No reliable public transit serves this area.

The Precedent Problem

If R-B is approved here, it sets the stage for R-B zoning on every parcel along Fowler between Durston and Oak — transforming the entire corridor into high-density development directly adjacent to single-family neighborhoods.

Traffic & School Safety

The annexation extends Annie Street as a through street. Without traffic calming, Annie becomes an unobstructed corridor leading directly to Emily Dickinson Elementary School at 2435 Annie Street. Children walk this route daily.

What Neighbors Want

R-A zoning (≤6 units/acre) — consistent with the surrounding development pattern, the growth policy, and the future land use map. Include this parcel in the existing consensus process rather than approving zoning in isolation.

Issue 2: Fowler Housing Development

What's Proposed

• Up to 84 units at ~18 units/acre with 168 cars
• Buildings up to 4–5 stories on a city-owned parcel along Fowler Ave (Oak to Annie)
• Unit prices: $450K–$650K
• Entrances on Farmall and Caterpillar Streets (residential roads), not on Fowler Avenue

Why the Current Plan Is Wrong

No buffer from existing homes

18 homeowners have backyards directly bordering the parcel. Unlike every other R-3 to R-1 transition in Bozeman, there is no roadway buffer between the development and existing backyards. About 50% of surface parking and alleyways would run along property lines.

Traffic on residential streets

Not actually affordable

$450K–$650K units don't qualify as affordable housing by any standard metric. No grants, sponsorships, or nonprofit collaboration (HRDC, Trust Montana) have been announced. Other R-3 affordable developments are already underway elsewhere (160 acres at Baxter/Cottonwood).

Inadequate public process

The proposal was fast-tracked without sufficient public input. No outreach via mail, email, or door-to-door canvassing to the adjacent homeowners most affected.

The broken promise

The Consensus Process

On January 6, 2026, after months of citizen outcry, the City Commission invited Harvest Creek HOA to participate in a consensus-based engagement process. Preliminary mediation interviews are underway. Any separate zoning actions — like the Hanson Lane annexation — risk undermining this process before it can produce results.

What Good Development Looks Like

Bridger View — just a mile away — is the model. 1–2 story homes, 50% greenspace, ADA-compliant, used as a Federal Reserve case study for successful affordable housing. That's what neighbors are asking for — not zero development, but right-sized development.

What neighbors want: max 8 units/acre, 1–2 stories, at least 50% greenspace, no road connections to Harvest Creek, entrances on Fowler Ave only, and a 3–5 year planning horizon with secured grants and a consensus process.

The Road: Fowler Avenue Connector

The road project and housing proposals are interdependent. The Fowler Avenue Connection will extend Fowler from Oak Street to Huffine Lane as a 2-lane minor arterial with shared-use paths, a roundabout at Annie/Durston, and a traffic signal at Babcock.

At the 60% design stage, the Harvest Creek buffer was reduced from 30 feet to 15 feet. Development should be planned in direct coordination with road construction — not decided in isolation beforehand.

Learn More