HomeMy WebLinkAboutCity Council Packet 01.13.2026
AGENDA
CITY OF LAUREL
CITY COUNCIL MEETING
TUESDAY, JANUARY 13, 2026
6:30 PM
COUNCIL CHAMBERS
WELCOME . . . By your presence in the City Council Chambers, you are participating in the process of representative
government. To encourage that participation, the City Council has specified times for citizen comments on its agenda -- once
following the Consent Agenda, at which time citizens may address the Council concerning any brief community announcement
not to exceed one minute in duration for any speaker; and again following Items Removed from the Consent Agenda, at which
time citizens may address the Council on any matter of City business that is not on tonight’s agenda. Each speaker will be
limited to three minutes, unless the time limit is extended by the Mayor with the consent of the Council. Citizens may also
comment on any item removed from the consent agenda prior to council action, with each speaker limited to three minutes,
unless the time limit is extended by the Mayor with the consent of the Council. If a citizen would like to comment on an age nda
item, we ask that you wait until the agenda item is presented to the Council by the Mayor and the public is asked to comment
by the Mayor.
Any person who has any question concerning any agenda item may call the City Clerk -Treasurer's office to make an inquiry
concerning the nature of the item described on the agenda. Your City government welcomes your interest and hopes you will
attend the Laurel City Council meetings often.
Pledge of Allegiance
Roll Call of the Council
Approval of Minutes
1. Approval of Minutes of December 22, 2025.
2. Approval of Minutes of Special Meeting of January 6, 2026.
Correspondence
3. Beartooth RC&D Correspondence January 2026
4. Police Monthly Report - December 2025.
Council Disclosure of Ex Parte Communications
Public Hearing
5. Ordinance No. O25-02: An Ordinance Amending Title 20, Chapter 02 Of The Laurel
Municipal Code Related To The Laurel Urban Renewal Agency.
6. A Resolution Of The City Council Approving Annexation Of Approximately 10.31 Acres Of
Property Adjacent To The City Of Laurel With An Initial Zoning Designation Of Laurel
Highway Commercial (HC) For Concurrent Review.
Consent Items
NOTICE TO THE PUBLIC
The Consent Calendar adopting the printed Recommended Council Action will be enacted with one vote. The Mayor will
first ask the Council members if any Council member wishes to remove any item from the Consent Calendar for
discussion and consideration. The matters removed from the Consent Calendar will be considered individually at the end of
this Agenda under "Items Removed from the Consent Calendar." (See Section 12.) The entire Consent Calendar, with the
exception of items removed to be discussed under "Items Removed from the Consent Calendar," is then voted upon by roll
call under one motion.
7. Claims entered through January 9, 2026.
8. Approval of Payroll for PPE 12/20/2025 totaling $254,389.89.
9. Approval of Payroll Register for PPE 1/4/2026 totaling $286,180.77.
Ceremonial Calendar
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Reports of Boards and Commissions
10. Budget/Finance Committee Minutes of December 22, 2025.
11. City/Count y Planning Board Minutes of December 18, 2025.
Audience Participation (Three-Minute Limit)
Citizens may address the Council regarding any item of City business that is not on tonight’s agenda. Comments regarding
tonight’s agenda items will be accepted under Scheduled Matters. The duration for an individual speaking under Audience
Participation is limited to three minutes. While all comments are welcome, the Council will not take action on any item not
on the agenda.
Scheduled Matters
12. Nominations and Vote for President and Vice President On January 13, 2026.
13. Appointment of Tony Contreraz to the Yellowstone Historic Preservation Board for the
remainder of a two year term ending December 31, 2026.
14. Ordinance O25-02: An Ordinance Amending Title 20, Chapter 02 Of The Laurel Municipal
Code Related To The Laurel Urban Renewal Agency.
15. Resolution No. R26-01: A Resolution Of The City Council Approving Annexation Of
Approximately 10.31 Acres Of Property Adjacent To The City Of Laurel With An Initial
Zoning Designation Of Laurel Highway Commercial (HC) For Concurrent Review.
16. Closed Executive Session: Litigation
Items Removed From the Consent Agenda
Community Announcements (One-Minute Limit)
This portion of the meeting is to provide an opportunity for citizens to address the Council regarding community
announcements. The duration for an individual speaking under Community Announcements is limited to one minute. While
all comments are welcome, the Council will not take action on any item not on the agenda.
Council Discussion
Council members may give the City Council a brief report regarding committees or groups in which they are involved.
Mayor Updates
Unscheduled Matters
Adjournment
The City makes reasonable accommodations for any known disability that may interfere with a person’s ability to participate
in this meeting. Persons needing accommodation must notify the City Clerk’s Office to make needed arrangements. To make
your request known, please call 406-628-7431, Ext. 2, or write to City Clerk, PO Box 10, Laurel, MT 59044, or present your
request at City Hall, 115 West First Street, Laurel, Montana.
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File Attachments for Item:
1. Approval of Minutes of December 22, 2025.
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File Attachments for Item:
2. Approval of Minutes of Special Meeting of January 6, 2026.
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File Attachments for Item:
3. Beartooth RC&D Correspondence January 2026
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Beartooth RC&D Area, Inc.
Board of Directors Meeting Agenda
1:00 pm on Thursday, Jan. 15, 2026
Rock 31 Zoot Room Conference Room
201 N. Broadway, Billings, MT 59101
1:00 pm Meeting Called to Order
Pledge of Allegiance, Introduction of Members &
Guests
Chair, All
Information
Review November Board Minutes – p. 3-11
Chair, All Action
Congressional Updates
Tory Kolkhorst (Sen. Daines)
Zoey Stroop (Congressman Downing)
Celia Rigler (Sen. Sheehy)
Information
Beartooth RC&D Executive Committee
Nominations & Elections
Chair, All Action
Treasurer/Financial Reports
Treasurer Update
RLF Financials – p. 12
RC&D Financials – p. 13
Approval of 2026 Budget
Hauge / Knight Action
Action
Action
Action
Staff Reports – Program/Project Updates
1. Food/Ag Program – p. 14
2. Project Mngmt – p. 14
3. REAP – p. 14-15
Eik
Lastusky
Losleben
Information
Regional Roundup
News & updates from regional members on projects
& activities in key CEDS categories (see topics on
next page)
Roe, et al. Information
Next Beartooth RC&D Board Meeting
March 19, 2026 – Big Horn County Courthouse
Information
2:30 pm Adjourn
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Regional Roundup
CEDS SWOT (Comprehensive Economic Development Strategy: Strengths-Weaknesses-
Opportunities-Threats)
Our goals for the Roundup are to find out what’s happening in the area, keep the conversations
focused, inform the others attending the meeting, and to tie it all back to and reinforce the importance of
the CEDS. Please help us identify the projects in each area that fit into our CEDS categories.
Be thinking about Strengths, Weaknesses, Opportunities, & Threats of your community or our
region. Thank you!
Infrastructure
Housing
Transportation
Broadband
Economy
Upturns or downturns in industry sectors
New business openings (or closures)
Communication
Marketing and outreach
Services
Health care
Childcare
Natural Resources
Agriculture
Energy
Human Capital
Workforce
Education
NOTES:
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Beartooth RC&D Area, Inc.
Board of Directors Meeting Agenda
1:00 pm on Thursday, Nov. 20, 2025
Ace Stillwater County Civic Center
16 Sheep Dip Rd, Columbus, MT 59019
1:00 pm Meeting Called to Order
Pledge of Allegiance, Introduction of Members &
Guests
Chair, All
Information
Review September Board Minutes
Chair, All Action
Congressional Updates
Tory Kolkhorst (Sen. Daines)
Zoey Stroop (Congressman Downing)
Celia Rigler (Sen. Sheehy)
Information
Treasurer/Financial Reports
Treasurer Update
RC&D Financials – p. 9
RLF Financials – p. 10
Financial Update – p. 11
Attorney Fee Schedule – p. 11
Hauge / Knight Action
Action
Beartooth Employee Personnel Handbook
(Approval of Updates)
Executive Director Responsibilities Review
Chair Action
Staff Reports – Program/Project Updates
4. Food/Ag Program – p. 12
5. Project Mngmt– p. 12
6. REAP
Eik
Lastusky
Losleben
Information
Regional Roundup
News & updates from regional members on projects
& activities in key CEDS categories (see topics on
next page)
Roe, et al. Information
Next Beartooth RC&D Board Meeting
January 15, 2026 – Rock31 Zoot Room
Information
2:30 pm Adjourn
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Beartooth RC&D Board Meeting
November 20, 2025 – 1:00 pm
Ace Stillwater County Civic Center
Present:
Brad Eik, Food & Ag Director
Nan Knight, Finance Director/Brownfields Coordinator
Sky Losleben, Rural Energy for America Program Manager
Myrna Lastusky, Project Manager
Ryan Van Ballegooyen, Dept. of Labor & Industry/Job Service
Commissioner Melanie Roe, Sweet Grass County
Tina Toyne, City of Hardin Economic Development Director
Lawrence Killsback, Big Horn County Economic Development Director
Zoey Stroop, Congressman Downing’s Office
Tork Kolkhorst, Senator Daines’ Office
Wes DeGuilio, Senator Sheehy’s Office
Lorene Hintz, Big Sky EDA / SBDC
Martin DeWitt, SBA
Kevin Mitchum, Sibanye-Stillwater Mine
Via Zoom:
Holly Higgins, First Interstate Bank-Hardin
Guest:
Brandon Berger, Big Sky Economic Development Interim Executive Director
Meeting Called to Order: Ryan Van Ballegooyen called the meeting to order.
Pledge of Allegiance, Introduction of Members and Guests
Review September Board Minutes: Melanie Roe motioned to approve; Lorene Hintz
seconded. Motion carried.
CONGRESSIONAL UPDATES
Tory Kolkhorst (Senator Daines)
Longest shutdown in U.S. history, finally ended and happy to be back. Some of democratic
colleagues came to the table to reopen it.
Beef from Argentina – Sen. Daines does not support importing beef from anywhere.
Senate recently confirmed Bill Mercer to be a district judge.
Crow Revenue Act – Sen. Daines is proud of legislation to facilitate a land swap between
Crow Tribe & Bull Mts Mine to make sure they can continue mining into the future.
Epstein Files – Senator is supportive of releasing everything.
Zoey Stroop (Congressman Downing)
Funding now provided until Jan. 31st. House passed 3 of 12 appropriations bills – Dept. of
Ag, Dept. of VA, and Legislative branch will all receive funding through Sept. 2026.
Congressman joined in opposition to Argentinian beef imports.
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Introduced Retirement Investment Choice Act to codify Trump’s Executive Order 14330.
Congressman has hit all 41 counties he covers in his 11 months in office.
Has introduced 17 bills and has co-sponsored 114.
Secured $2 million for the Red Lodge Fire Dept.
o Funding is earmarked for different states each year, and if it isn’t used in MT, it
goes to someone else.
o Any community projects? Reach out to Zoey for CDS grants. Zoey will send the
application. It’s a long process to get approved as it goes to D.C.
o Water syphon at St. Mary’s, Red Lodge Fire Dept, etc. – some submit for $100K,
others for $2M. Different categories.
o Appropriations application opens in March of every year – can view it on
Congressman Downing’s website.
Also voted to release the Epstein Files.
Wes DeGuilio (Senator Sheehy)
Sen. Sheehy also supports releasing Epstein Files and protecting MT beef. Senator has met
with the president to discuss that.
Earmarked congressional spending – a lot of money will be coming back to the State.
Sen. Sheehy recently introduced 5 separate bills related to our Military. Right to Repair
within the military: currently it costs a lot of money to do repairs and creates a huge
backlog when there are many repairs military members can make themselves. That and
other legislation will be wrapped into the National Defense Authorization Act.
Dept of Interior and Ag are required to submit a wildfire response plan. Finally get some
clarity with those procedures.
Today the Senator introduced the Jail Act: Anyone violently harmed by a criminal who
didn’t have to post bail and is awaiting a court date – that person is allowed to sue the
judge who allowed the person to be out on bail.
TREASURER/FINANCIAL REPORTS: page 9
Beartooth Books: p. 9
Sitting at $149K coming in
A little over $91K in the account after the restricted cash in a couple working groups we manage.
Contractual = a lot of our Brownfield funding that goes to our QEPs.
RLF Books: p. 10
$1.9 million loaned out at the moment.
Have another $1.9 million to loan out yet.
1 pending in Laurel for $210,000.
1 delinquent loan we are working on with an attorney.
Financial Update – p. 11
Audit cost $26,000 this year.
New phone system put in at Beartooth – the old one “retired.” New system is working great and
we will be saving $120/month – but there were some extra costs incurred during transition.
Audit showed we need to track credit card payments more, so we had to upgrade to QuickBooks
Enterprise. That has been a seamless transition.
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Oct 2025 Beartooth Books
2025 Income % of budgeted
Budget Actual
AG-FOOD AND AG CENTER 60,000 52,420 87.37%
Specialty Crop Block 58,166 4,146 7.13%
FARM TO SCHOOL 1,200 3,335 277.92%
REAP 5,000 1,755 35.10%
BOARD - EDA SPONSOR DUES 56,979 43,136 75.71%
BOARD-INTEREST INCOME 450 239 53.04%
BOARD-FOUNDATION MONEY 3,300 3,610 109.40%
DEQ-EJ 36,500 4,280 11.73%
RLF-ORIG FEES 5,000 3,260 65.20%
RLF- RMAP 12,500 11,526 92.21%
BROWNFIELD 19,250 23,733 123.29%
CRDC 82,269 61,702 75.00%
EDA - GRANT 70,000 52,500 75.00%
RCAC 25,000 16,602 66.41%
RCDI( Hardin)4,800 5,706 118.88%
RCDI ( Red Lodge) 4,800 3,952 82.34%
Pass- Through 259,676
Restricted SSBCI & Loan Interest 93,751
445,214 645,329
Expenses for 2025
TOTAL STAFF EXPENSE 275,000 232,313 84.48%
COMMUNICATIONS 12,000 11,460 95.50%
EQUIPMENT & VEHICLE 9,000 7,215 2.62%
CONTRACTUAL 15,000 261,024 1740.16%
SUPPLIES 10,000 18,019 180.19%
TRAVEL 20,000 16,129 80.65%
INSURANCES 8,000 8,015 100.19%
RENT/UTILITIES 12,500 6,590 52.72%
FY 24 Audit 28,000 26,100 93.21%
Restricted SSBCI & Loan Interest
EXPENSE TOTAL 389,500 586,867
55,714 58,462
Statement Ending: 10/31/2025
Checking Account:$91,251.75 unrestricted cash
Restricted cash in checking
for CGWG & JOJ $8,542.93 $82,708.82
Savings Account:$77,735.41
Building Account:$4,511.06
*Defunded or funding exhausted
2025
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Attorney Fee Schedule – p. 11
Original loan was for $101,000.
Beartooth doesn’t take any money for admin on our loans – just put it back in to be loaned out.
But there are 3 parties on the legal side of this defaulted loan (State, Prospera, Beartooth).
Requesting that we can use some of the interest off these loans to pay the attorney and need to
know what we are willing to spend for attorney fees.
o Mel asked how to manage it in our books.
o When we converted to Down Home Solutions software, we only converted over our
active loans. So the interest is more than what shows on the spreadsheet. It would be a
line item to pay the lawyer.
Revolving Loan Fund Books ending - October 31, 2025
Loan Client Review
County # of loans $ Loan Balances
Big Horn 2 182,865.87$
Carbon 4 440,336.09$
Stillwater 4 367,738.28$
Sweet Grass 1 56,467.99$
Yellowstone 14 909,253.71$
Total:25 1,956,661.94$
*One new loan was approved in Yellowstone County in the amount of $210,000. waiting for closing
* RLF activity is extremely active
* One delinquent loan in Yellowstone County - now working with attorney
Bank Balances as of October 31,2025 Total available for lending
Bank of Joliet- RMAP 164,932.43$ 164,932.43$
$250,000 (still waiting to be drawn down)
Bank of Joliet – RMAP LOAN LOSS 8,030.08$ -$
Bank of Joliet EDA 23,337.19$ 23,337.19$
Bank of Joliet-CDBG 201,480.68$ 201,480.19$
Bank of Joliet- IRP 746,318.19$ 706,318.19$
Bank of Joliet-Fromberg 52,815.00$ 52,815.00$
Available:1,148,883.00$
(RMAP waiting to be drawn down) 250,000.00$
(IRP and BSED waiting to be drawn down)210k pending 511,250.00$
1,910,133.00$
Restricted Accounts Principal amounts paid back
FIB – SSBCI 2.0 $148,621.00 10,551.90$
BOJ- SSBCI 2.0 $79,651.50 18,728.70$
Drawn drown New funded:
Loans amount:$750,000
New IRP- 215,250.00$ 71,500.00$
New IRP- 67,500.00$ 22,500.00$
New IRP- 112,500.00$ 39,250.00$
New IRP-157,500.00$ 52,500.00$
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o Nan explained how we haven’t previously used the interest “made” on the loans and
haven’t needed it, but now we need it.
Personal Guarantor and did a UCC filing. At the time, Director of Commerce Paul Green wrote a
letter backing the client, so the loan was broken up between the 3 – State, Prospera, and BRCD.
Client emptied out his place of business.
Ryan proposed a suggestion: we have a number of bankers here – Brandon Berger and Holly
Higgins, who might have collections experience.
o Brandon hasn’t been involved in many collections but is familiar with this situation.
Don’t feel there will be much recovery, so attorney shouldn’t have to do much and cost
should be fairly low. Unsecured personal guarantee, so if he files bankruptcy, we get
nothing. UCC Filing isn’t going to provide anything.
o Ryan: Can we get a number to go up to right now; if more needed, we would need more
information to go higher.
o Discussion about amount to cap, trying to regain on behalf of all Beartooth clients.
ACTION: Melanie Roe motioned to set the cap at $10,000 to start with the Executive Committee
having the ability to make other motions in the short term and the money can be taken out of the
CDBG Interest fund. Lawrence Killsback seconded the motion. Motion carried.
Action: Melanie Roe motioned to accept the Treasurer and Financial Updates as presented. Lorene
Hintz seconded. Motion carried.
PERSONNEL HANDBOOK - Approval of Updates (Chair):
Clarified Vacation Policy and holiday policies
Clarified sick leave credits
Added AI Policy
ACTION: Melanie Roe motioned to approve the handbook changes as updated except to
add Indigenous People’s Day / Columbus Day as the federal holiday. Holly Higgins
seconded. Motion carried.
EXECUTIVE DIRECTOR RESPONSIBILITIES REVIEW (Chair):
Didn’t have a good description of the responsibilities when Joel was ED, so this is the first draft
of what we might expect of a new ED. Joel had a stipend on top of his Ag Director position.
Comment: Not many hours for an ED
o Nan explained that in many CRDCs our size the Economic Development Director is also
the Executive Director. She stated that Myrna did and still does a lot of the ED stuff for
Joel – editing MOUs, sending out board materials, etc.
o Nan is preparing the budget for next year and it’s in the negative b/c we lost over $100K
in funding from last year. Went from a standard audit to a single audit, and that is $10K
more alone besides inflation.
o Martin mentioned some places incentivize the ED – if you generate revenue, your salary
can go up.
o Perhaps add “requirements” to the description. Lawrence said it is fairly informal.
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STAFF REPORTS
Food and Ag Director (Brad Eik) – p. 14
BAM –2 of 3 BAM applications were funded (Becky’s Berries SW, and Stone Soup Kitchen Y)
Agritourism Grant - Applications were due at the end of October, Hailey Vine at MDA said all the
FADC’s submitted 1 or 2 applications. Beartooth area submitted 6 very strong applications.
Growth Through Ag (GTA) – Deadline for pre-apps was Monday, Oct. 10th. Brad reviewed 3
applications for applicants and was uncertain of how many others may have been submitted.
REAP - Sky and Brad attended a REAP (Rural Energy for America Program) meeting in
Bozeman Nov 6th
Brad & Sky also attended the 2025 Ag Economics Conference Nov 7, also in Bozeman.
“My FADC” – Marketing program put together with MDA and Northern Ag Network
Broadcasting to allow current clients to voice their support for their local FADC and share
something we have helped them do. This also gives our clients a little free advertising for them.
Brad has contacted or been contacted by more than 40 new and existing clients in our area.
Project Manager Report (Myrna Lastusky)
USDA Rural Community Development Initiative (RCDI) with Red Lodge Area Community
Foundation (RLACF/Angela Getchell, Workforce Housing Manager)
Roberts (Schuyler Commons) – work has begun on the Phase 1 triplex.
Bridger property (6 acres) – no longer an option due to lack of access. BUT we are working on
housing with Bridger School District and a possible 8-acre site with Town of Bridger.
Red Lodge Visioning Exercise - KSU TAB will present their final report to City personnel on
Dec. 2nd and to the community in the spring.
Selected firm to begin the CDBG Housing Study for Red Lodge (WSW / EPS).
RCAC (Rural Community Assistance Corporation) Grant in Columbus
ROCE Reunion (Oct.14) – an evening with all the teams to discuss successes, challenges, and
next steps. More projects in the works!
Collaborated with Museum of the Beartooths Director Penny Redli and one of the ROCE Tourism
members to write a Montana 250 grant application.
Rallied the ROCE troops to help with Columbus public pool LOS.
Miscellaneous:
Letters, phone calls, and emails with BSED to renew our partnership. Success!
Discussions & meetings regarding the East Rosebud Armstrong Creek project with ERLA, SCD,
CCD, & commissioners.
Wrote a Sibanye-Stillwater Community Giving grant, and Roberts Fire District #6 was awarded
$20K for a Rapid Intervention Team rescue package.
Preparing MOUs, 2025 project updates for annual MOU presentations (thankful for a little help
from GT from afar!). Love working with our partners throughout the region!
Rural Energy for America Program (REAP) Program Manager Report (Sky Losleben)
Originally from Flathead Valley but was working in Glasgow with ranchers and habitat leases.
Many of them are still eligible for REAP grants.
Thankful for a great team – everyone has been very friendly and supportive.
Training in Bozeman
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Attended Ag Economics Conference with Brad
Presented at Ag Summit in Baker
Met with Reuben Stahl of Yellowstone Valley Farms yesterday to discuss a REAP application.
REGIONAL ROUNDUP:
Lawrence Killsback:
Put in for the new site for the Women’s Prison and would love to have it come to Hardin.
o Could be in the industrial park or near the other detention facility they have.
Put in a similar proposal for the State Behavioral Hospital, too. Meeting with MT BOI and others
tomorrow to pitch it. In the running with Miles City and hope to get this economic boost. Big
Horn is the largest coal-producing county in the state and these opportunities would provide an
economic boost. We have given a lot in coal and haven’t received much in return from the State.
Data Center: Gayle Lammers keeps us in the loop and supports us.
CRO project – one of the first counties to meet with them and confirm the 1:1 match for the long-
term mortgage project. Looking at buying some land and putting 25 units on it.
Have a housing work group to create a Housing Authority – consists of City of Hardin, Lodge
Grass, Northern Cheyenne tribe, and Crow tribe.
o Crow Tribe working on permanent supportive housing project with MTHCF.
Commissioners want Beartooth to write a grant for an EDA Emergency Shelter.
Kevin Mitchum, Sibanye-Stillwater Mine
Last year at this time we were struggling and laid off about 700 employees. Difficult time for the
company and employees/families. Seeing relief in prices & working to bring costs down.
Status quo with hiring. When someone leaves, we hire & 1st call back those who lost their jobs.
Environmental permitting and other operations issues are ongoing.
Wes: Trump admin put out another peace plan between Ukraine and Russia. There’s no way
president will ban imports of Russian precious metals until they get peace between the two.
Drills for potential tailings failures in Stillwater and Sweet Grass and they went very well.
Brandon Berger, Big Sky Economic Development
Brandon took over as Interim Executive Director in October. They started a search for a new
Executive Director and are back to business as usual. Staffed as they were previously.
Using the same firm as they did for the previous ED search.
Lorene Hintz, Small Business Development Center
Everyone is working hard in their programs and working to get things back to normal.
SBDC will be doing some trainings out here again.
First goal is to meet our client needs.
Martin DeWitt, Small Business Administration
Energized from 43 days of not working. 😊
Finished fiscal year. SBA MT exceeded loan numbers from years before even with some staff
changes. Have gotten more efficient.
Priorities with the SBA
o Made in America initiative – bring businesses back to U.S.
o Creating opportunities through resources like SBDC, finance partners like BSED, etc.
o Growing Make Onshoring Great Again Portal
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Way to find other businesses who manufacture items right here in US. Connected
some who are very close to each other and used to be buying overseas.
Martin can help businesses get certified in this.
o MARC (Manufacturers Access to Revolving Credit) program – came into effect on Oct.
1st. Falls under the 7A Guarantee program, so it is very similar.
Max $5M loan amount
Guarantee for loans greater than $150K is 75%; less than $150K is 85%.
Working capital
Debt refinancing is an option but restricted to working capital purposes
20-year loan – 10 years revolving, 10-year term
o SBA’s Office of Advocacy 800-827-5722, then press 3. Or email to redtape@sba.gov.
o National Small Business Week: May 3-9, 2026. Accepting applications until Dec. 8th
Small Business Person of the Year, Sm Biz Exporter of the Year, Sm Biz
Manufacturer of the Year, and Veteran-owned Business of the Year
This is a great way to honor someone we do business with and recognize them
Tina Toyne, City of Hardin
Working with funds of Tourism grant
o Held public engagement event with Cushing Terrell re: the Welcome Center and
attendees offered up great input.
o Working on RFQ for General Contractor – hope to approve in December and start in Jan.
o Destination IQ on Sustainable Tourism Management Plan. Regional brand to be
Montana’s Big Horn Country. Winning brand = Montana Starts Here.
o Submitted application for Wayfinding implementation through MT Main Street Program.
Hope to get first phase of funding through a MMS grant.
Also applied for MT 250 Grant for Little Big Horn Days (Friends of the Depot).
Banners by Ally – opened storefront in Sargeant Center.
Downtown business was sold and they will continue the embroidery services.
Community Events downtown:
o Trunk or Treat celebration – feel it was the largest ever
o Christmas Stroll and Parade of Lights – Nov. 29th (Tropical Christmas)
o Dec. 5-6 – Holiday Bazaar
Holly Higgins, First Interstate Bank of Hardin
Plenty Doors CDC got their approval from EDA to get going with construction of their incubator
building in Crow Agency
Commissioner Melanie Roe, Sweet Grass County
Sweet Grass lost their Chamber Director.
West End development is not progressing very quickly.
Putting together a joint port authority with City and County.
Ryan VanBallegooyen, Dept. of Labor / Billings Job Service
Ryan will no longer be a voting member of our board after January elections. We will need a new
Chairperson . . . ☹
Next meeting is January 15th, 2026, at Rock31’s Zoot Room in Billings.
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January 2026 Finance Director’s Report
Revolving Loan Fund Books ending - December 31, 2025
Loan Client Review
County # of loans $ Loan Balances
Big Horn 2 180,799.49$
Carbon 4 183,921.55$
Stillwater 4 276,060.57$
Sweet Grass 1 55,659.81$
Yellowstone 14 987,696.89$
Total:25 1,684,138.31$
*One new loan was approved in Yellowstone County in the amount of $210,000. waiting for closing
* RLF activity is extremely active
* One delinquent loan in Yellowstone County - now working with attorney
Bank Balances as of December 31,2025 Total available for lending
Bank of Joliet- RMAP 169,225.37$ 164,167.87$
$250,000 (still waiting to be drawn down)
Bank of Joliet – RMAP LOAN LOSS 8,035.14$ -$
Bank of Joliet EDA 23,842.83$ 23,842.83$
Bank of Joliet-CDBG 201,480.68$ 201,480.19$
Bank of Joliet- IRP 729,871.20$ 689,871.20$
Bank of Joliet-Fromberg 52,815.00$ 52,874.91$
Available:1,132,237.00$
(RMAP waiting to be drawn down) 250,000.00$
(IRP and BSED waiting to be drawn down)210k pending 511,250.00$
1,893,487.00$
Restricted Accounts Principal amounts paid back
FIB – SSBCI 2.0 $148,621.00 11,001.52$
BOJ- SSBCI 2.0 $79,651.50 19,492.31$
Drawn drown New funded:
Loans amount:$750,000
New IRP- 215,250.00$ 71,500.00$
New IRP- 67,500.00$ 22,500.00$
New IRP- 112,500.00$ 39,250.00$
New IRP-157,500.00$ 52,500.00$
25
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14
STAFF REPORTS
Food and Ag Director Report (Brad Eik)
GTA - First round of GTA’s were ranked. We had 3 applicants, Rodi Farm, Yellowstone Drone
Solutions, and Project Meats LLC (Ranch House Meats), we had one approved to move on to
next round: Project Meats LLC in Billings
VAPG - Working with applicants when they have questions: Yellowstone Valley Farms, Rodi
Farm, and S Meats
BEP – Had 8 approved, most are completed just wrapping up outcome reports, Becky’s Berries
will be done in the next couple months and Mountain View Colony still waiting on their new egg
machine to complete their floor plan layout.
Agritourism Grant Applications – 5 of 7 Beartooth clients were awarded funding (of 25 total
awards in the State). Greycliff Creek Stables (SG), Sentinel Ranch Operations (C), 406
Greenhouse (BHC), Township Road Farm and Rodi Farm (Y).
Project Manager Report (Myrna Lastusky)
USDA Rural Community Development Initiative (RCDI) with Red Lodge Area Community
Foundation (RLACF/Angela Getchell, Workforce Housing Manager)
Dec. 31st marked the close of this grant. Q4 reporting and final closeout report have been
submitted.
CDBG Housing Study has kicked off for Red Lodge with WSW/EPS.
Carbon County is working with HABCRO to select a site to build approximately 10 middle-
income homes. Fromberg, Bridger, Belfry area is their priority.
Roberts (Schuyler Commons) construction continues on the triplex for teacher housing.
Roberts Birch Home: Repairs and reno are almost finished for school employee.
RCAC (Rural Community Assistance Corporation) Grant in Columbus
Museum of the Beartooths historical mural – received $12K from MT 250 Grant.
RCAC & Beartooth are collaborating to submit a MT Development Tourism Grant application –
due Jan. 22nd. Will focus on Hwy 78 Scenic Bypass to Yellowstone Park.
REAP Project Manager Report (Sky Losleben)
We are still awaiting guidance and updates from the USDA for REAP.
On February 5, I will give a virtual REAP presentation to the Ranchers Stewardship Alliance (RSA), a
rancher-founded nonprofit based in Malta, Montana. RSA partners with numerous organizations across
Eastern Montana, and this presentation may help connect with individuals and communities that may be
interested in REAP.
27
15
Current work underway includes the following:
Developing a tentative outreach plan; a solid rough outline has been completed.
Creating a mailing list for the distribution of REAP flyer information.
Contacting contractors who provide REAP-related services in Eastern Montana, including solar,
HVAC, insulation, and lighting companies, etc.
Reaching out to Regional Small Business Development Centers to inform them of ongoing REAP
outreach and to request referrals for small businesses that may be interested in participating.
Exploring a potential short-film project focused on one or two REAP clients and their projects as
an educational tool to help inform and engage other prospective participants.
Planning future collaboration with Jacob Cote, Planner with the Community Technical Assistance
Program (CTAP) at the Montana Department of Commerce, on a collaborative project focused on
helping communities understand and manage large-scale energy development through the
creation of a statewide land-use resource plan.
28
16
Frequently Used Acronyms
BIA – Bureau of Indian Affairs
BLM – Bureau of Land Management
BRCD – Beartooth RC&D
BSEDA – Big Sky Economic Development Association
BSTF – Big Sky Trust Fund
CDBG – Community Development Block Grant
CRDC – Certified Regional Development Corporation
CEDS – Comprehensive Economic Development Strategy
CTEP – Community Transportation Endowment Program
EDA – Economic Development Administration
EDD – Economic Development District
FADC- Food and Ag Development Center
GIS – Geographic Information Systems
GPS – Global Positioning System
GTA- Growth Through Ag Grant and Loan
HOME – Montana Home Investment Partnerships Program
HUD – US Department of Housing and Urban Development
IRP – Intermediary Relending Program
LESA – Land Evaluation Site Assessment
MBOI – Montana Board of Investments
MDOA- Montana Department of Agriculture
MDOC – Montana Department of Commerce
MDOL – Montana Dept. of Labor
MDOT – Montana Dept. of Transportation
MDFWP – Montana Dept. of Fish, Wildlife and Parks
MEDA – Montana Economic Developers Association
MMEC- Montana Manufacturing Extension Center
NADO – National Association of Development Organizations
NHS – Neighborhood Housing Services
NRCS – Natural Resource Conservation Service
RBDG – Rural Business Development Grant
RC&D – Resource Conservation & Development
RCDI – Rural Community Development Initiative
RD – Rural Development (a division of USDA)
RCPP- Regional Conservation Partnership Program
REAP- Rural Energy for America Program
RLF – Revolving Loan Fund
RMAP- Rural Micro entrepreneur Assistance Program
SBA – Small Business Administration
SBDC – Small business Development Center
SSBCI- State Small Business Credit Initiative
TIFD – Tax Increment Finance District
TSEP - Treasure State Endowment Program
USDA – United States Department of Agriculture
USFS – United States Forest Service
LSL- Lead Service Lines
29
File Attachments for Item:
4. Police Monthly Report - December 2025.
30
Page 1 of 5
Total Calls City Council Printed on January 1, 2026
[CFS Date/Time] is between '2025-10-27 12:00' and '2025-11-24 11:59' and
[Primary Incident Code->Code : Description] All
Code : Description
Totals
10-15 : With Prisoner 1 1
: Abandoned Vehicle 31 31
: Agency Assist 53 53
: Alarm - Burglary 22 22
: Alarm - Fire 0 0
AMB : Ambulance 95 95
: Animal Complaint 5 5
: Area Check 4 4
: Assault 0 0
: Bad Checks 0 0
: Barking Dog 1 1
: Bomb Threat 0 0
: Burglary 1 1
: Child Abuse/Neglect 2 2
: Civil Complaint 8 8
: Code Enforcment Violation 2 2
: Community Integrated Health 1 1
31
Page 2 of 5
Code : Description
Totals
: Counterfeiting 1 1
: Criminal Mischief 9 9
: Criminal Trespass 10 10
: Cruelty to Animals 0 0
: Curfew Violation 6 6
: Discharge Firearm 4 4
: Disorderly Conduct 5 5
: Dog at Large 17 17
: Dog Bite 5 5
DUI : DUI Driver 6 6
: Duplicate Call 3 3
: Escape 0 0
: Family Disturbance 18 18
: Fight 2 2
FIRE : Fire or Smoke 17 17
: Fireworks 0 0
: Forgery 0 0
: Found Property 5 5
: Fraud 6 6
: Harassment 3 3
: Hit & Run 2 2
32
Page 3 of 5
Code : Description
Totals
: ICAC 1 1
: Identity Theft 2 2
: Indecent Exposure 0 0
: Insecure Premises 4 4
: Intoxicated Pedestrian 2 2
: Kidnapping 0 0
: Littering 0 0
: Loitering 1 1
: Lost or Stray Animal 13 13
: Lost Property 5 5
: Mental Health 7 7
: Missing Person 5 5
: Noise Complaint 1 1
: Open Container 0 0
: Order of Protection Violation 2 2
: Parking Complaint 8 8
: Possession of Alcohol 0 0
: Possession of Drugs 0 0
: Possession of Tobacco 2 2
: Privacy in Communications 0 0
: Prowler 0 0
33
Page 4 of 5
Code : Description
Totals
: Public Assist 44 44
: Public Safety Complaint 7 7
: Public Works Call 5 5
: Report Not Needed 3 3
: Robbery 0 0
: Runaway Juvenile 5 5
: Sexual Assault 5 5
: Suicide 0 0
: Suicide - Attempt 3 3
: Suicide - Threat 4 4
: Suspicious Activity 47 47
: Suspicious Person 12 12
: Theft 26 26
: Threats 6 6
: Tow Call 2 2
: Traffic Accident 15 15
: Traffic Hazard 4 4
: Traffic Incident 9 9
: TRO Violation 0 0
: Truancy 0 0
T/S : Traffic Stop 63 63
34
Page 5 of 5
Code : Description
Totals
: Unattended Death 1 1
: Unknown - Converted 0 0
: Unlawful Transactions w/Minors 0 0
: Unlawful Use of Motor Vehicle 0 0
: Vicious Dog 2 2
: Warrant 6 6
: Welfare Check 15 15
Totals 682 682
35
File Attachments for Item:
10. Budget/Finance Committee Minutes of December 22, 2025.
36
37
38
File Attachments for Item:
11. City/County Planning Board Minutes of December 18, 2025.
39
40
41
42
43
44
File Attachments for Item:
13. Appointment of Tony Contreraz to the Yellowstone Historic Preservation Board for the
remainder of a two year term ending December 31, 2026.
45
46
47
48
49
50
51
File Attachments for Item:
14. Ordinance O25-02: An Ordinance Amending Title 20, Chapter 02 Of The Laurel Municipal
Code Related To The Laurel Urban Renewal Agency.
52
Ordinance No. 025-02 Amend LMC Title 20, Chapter 02 (LURA)
ORDINANCE NO. 025-02
AN ORDINANCE AMENDING TITLE 20, CHAPTER 02 OF THE LAUREL
MUNICIPAL CODE RELATED TO THE LAUREL URBAN RENEWAL AGENCY.
WHEREAS, the City Council desires to keep the Laurel Municipal Code current by
modifying and updating Titles, Chapters, Sections, and Subsections to address situations and
problems within the City and to remain in accordance with Montana law;
WHEREAS, City Staff prepared, reviewed, and approved the following amendments to
the existing LMC Title 20, Chapter 02, as noted herein and on the attached, and hereby
recommends the same to the City Council for its full approval; and
WHEREAS, the proposed changes to the existing LMC are attached hereto and hereby
fully incorporated herein. See attached revised LMC Title 20, Chapter 02.
This Ordinance shall become effective thirty (30) days after final passage by the City
Council and approved by the Mayor.
Introduced and passed on first reading at a regular meeting of the City Council on the
22nd day of December, 2025, upon Motion by Council Member Mackay.
PASSED and ADOPTED by the Laurel City Council on second reading on the _____
day of ______________, 2025, upon Motion by Council Member _____________________.
APPROVED BY THE MAYOR on the _____ day of ______________, 2025.
CITY OF LAUREL
___________________________
Dave Waggoner, Mayor
ATTEST:
_______________________________
Kelly Strecker, Clerk-Treasurer
53
Ordinance No. 025-02 Amend LMC Title 20, Chapter 02 (LURA)
APPROVED AS TO FORM:
______________________________
Michele L. Braukmann, Civil City Attorney
54
20.02.020 Agency composition and term of offices.
The board shall constitute seven five voting commissioners, all of whom, with the exception of
the Yellowstone County and Laurel Schools commissioners, must maintain residency in the city
limits. For purposes of this chapter, residency is defined as either owning property, a business, or
maintaining permanent employment within the city limits. The initial voting membership shall
consist of one member appointed for one year, one member for two years, one member for three
years, and two members for four years. Each appointment thereafter shall be for four years. In
addition to the seven five commissioners, the mayor, with approval of the city council, shall
appoint four advisory members, as provided herein, who shall not vote but shall provide advice
and counsel to the voting commissioners.
(Ord. No. O09-04, 4-21-09; Ord. No. O12-01, 3-6-12; Ord. No. O13-01, 8-20-2013)
20.02.030 Commissioners.
A. Each commissioner shall hold office until his/her successor is appointed and has qualified.
B. A commissioner shall receive no compensation for his/her service but is entitled to authorized
necessary expenses, including traveling expenses, incurred in the discharge of his/her duties.
C. With the exception of the Yellowstone County and Laurel Schools commissioners, any
person may be appointed as a commissioner if he/she maintains residency within the city limits. If
possible, the preferred composition of the agency should include two residents of the district, two
city resident business owners in the district, and one member city resident at large.
D. A commissioner may be removed by the city council for inefficiency, neglect of duty, or
misconduct in office. Misconduct in office is defined by MCA § 7-15-4240.
E. A majority of the commissioners shall not hold any other public office under the city other than
their membership or office with respect to the agency.
F. The powers and responsibilities of the agency shall be exercised by the commissioners
according to adopted bylaws approved by the city council. A majority of the commissioners shall
constitute a quorum for the purpose of conducting business and exercising the powers and
responsibilities of the agency and for all other purposes. Action may be taken by the agency upon
a vote of a majority of the commissioners (four three) unless the bylaws shall require a larger
number.
(Ord. No. O09-04, 4-21-09; Ord. No. O13-01, 8-20-2013)
55
20.02.040 Advisory members.
A. In addition to the seven five voting commissioners, the agency shall include a non-voting
advisory membership of not more than four individuals. The initial membership shall consist of
one member appointed for one year, one for two years, one for three years, and one for four years.
Each appointment thereafter shall be for four years. Advisory members must possess a
demonstrated interest in the district, specific expertise and/or other qualifications necessary to help
the agency implement the renewal plan.
1. Each advisory member shall hold office until his/her successor has been appointed and has
qualified.
2. An advisory member shall receive no compensation for his/her services but may be entitled to
authorized necessary expenses, including traveling expenses, incurred in the discharge of his/her
duties in the discretion of the mayor.
3. An advisory member may be removed by the city council for inefficiency, neglect of duty, or
misconduct in office. Misconduct in office is defined by MCA § 7-15-4240.
B. City staff shall perform the agency's administrative duties as assigned, until other funding
becomes available from alternate sources to hire and pay for permanent staff, if requested by the
Agency and approved by the city council.
(Ord. No. O09-04, 4-21-09; Ord. No. O13-01, 8-20-2013)
56
File Attachments for Item:
15. Resolution No. R26-01: A Resolution Of The City Council Approving Annexation Of
Approximately 10.31 Acres Of Property Adjacent To The City Of Laurel With An Initial Zoning
Designation Of Laurel Highway Commercial (HC) For Concurrent Review.
57
R26-01 Annexation of Love’s Property
RESOLUTION NO. R26-01
A RESOLUTION OF THE CITY COUNCIL APPROVING ANNEXATION OF
APPROXIMATELY 10.31 ACRES OF PROPERTY ADJACENT TO THE CITY OF
LAUREL WITH AN INITIAL ZONING DESIGNATION OF LAUREL HIGHWAY
COMMERCIAL (HC) FOR CONCURRENT REVIEW.
WHEREAS, a Petition for Annexation was submitted on December 5, 2025 to the City
of Laurel by Love’s Travel Stops & Country Stores (hereinafter “Petitioner”) of certain real
property situated in Yellowstone County, Montana;
WHEREAS, the real property is generally described as follows:
Tract 7A-1 of Westbrook’s Subdivision, located in Section 17, Township 2
South, Range 24 East (property address is 415 19th Avenue West, Laurel, MT).
The real property is generally reflected on the Exhibit attached hereto, which is
incorporated by reference herein, and it includes all contiguous roadways and
rights-of-way.
WHEREAS, Petitioner sought annexation of the property into the City of Laurel in
order to access and utilize City of Laurel services, including, but not limited to, water, sewer,
police, and fire;
WHEREAS, the property is situated such that street rights-of-way will need to be
dedicated to the City, and Yellowstone County GIS provided a map detailing the adjacent
rights-of-way that will be need to be annexed, and this map is incorporated into the required
annexation exhibits;
WHEREAS, the Laurel City-County Planning Board and Zoning Commission held a
duly advertised public hearing on Petitioner’s Petition for Annexation and Concurrent Initial
Zoning Designation on December 18, 2025 at 6:00 p.m.;
WHEREAS, at the conclusion of the hearing, the Planning Board and Zoning
Commission voted to recommend approval to the City Council of the annexation request and
concurrent initial zoning designation;
WHEREAS, the City Council held a duly advertised public hearing regarding Petition
for Annexation and Concurrent Initial Zoning Designation on the 13th day of January, 2026;
58
R26-01 Annexation of Love’s Property
WHEREAS, the City Council is not required to submit the question of annexation to
the qualified electors of the property to be annexed as the Petition is signed by 100% of the
owners;
WHEREAS, the subject property was included as “future growth area” in the Growth
Policy adopted by the City of Laurel, the property has been identified on the Laurel Future
Land Use Map portion of the Growth Policy as commercial, and as such, the requested zoning
is consistent with the Laurel Growth Policy;
WHEREAS, the proposed assignment of HC meets all of the statutory requirements of
Part 46 annexation and zoning assignment;
WHEREAS, the extension of City services will be at the owners’ expense (R08-22) and
in accordance with the Annexation Agreement as approved by City Council;
WHEREAS, the City has the ability to provide services to the property, both existing
and proposed; and
WHEREAS, at the conclusion of the hearing, the City Council determined that approval
of the Petition for Annexation and Concurrent Initial Zoning Designation was in the best
interests of the City and meets the twelve-point test for zoning.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Laurel,
Montana, as follows:
1. The owner of record of the territory annexed to the City of Laurel has executed
a Petition of Annexation.
2. Pursuant to Mont. Code Ann. § 7-2-46, the incorporated boundaries of the City
of Laurel shall be and the same hereby is extended and/or expanded to include
the territory described herein.
3. The following described territory is hereby annexed to the City of Laurel:
Lot 7A-1, of the Amended Plat of Tracts 6A and 7A, of the Amended Plat of
Tracts 6 and 7, of Westbrooks Subdivision, Yellowstone County, Montana,
according to the Official Plat on File in the Office of the Clerk and Recorder of
Yellowstone County, Under Document No. 1684287.
Excepting therefrom that portion granted under the State of Montana by virtue
of Bargain and Sale Deed Recorded January 25, 1965, Book 807, Under
Document No. 747048; and
59
R26-01 Annexation of Love’s Property
Excepting therefrom that portion granted unto the Montana Department of
Transportation by virtue of Bargain and Sale Deeds Recorded September 13,
2017 Under Document Nos. 3827294 and 382729; and
Excepting therefrom that portion granted unto the Montana Department of
Transportation by virtue of Warranty Deeds Recorded September 13, 2017
Under Document Nos. 3827296 and 3827297.
4. This Resolution shall be incorporated into the official minutes of the City
Council, and upon said incorporation, the City Clerk-Treasurer shall file a true
and correct certified copy of this Resolution and Meeting Minutes with the
Yellowstone County Clerk and Recorder.
5. From and after the date that the City Clerk -Treasurer files such certified copy
of this Resolution and of the City Council Meeting Minutes with the
Yellowstone County Clerk and Recorder, this Annexation of the above-
described territory to the City of Laurel shall be deemed complete and final.
6. Annexation and the City's responsibility for providing service to the property
shall become null and void upon Petitioner’s failure to satisfy the conditions
imposed by the City Council by and through this Resolution, the Petition for
Annexation, and the Late Comer’s and Development Agreement by and
between the City of Laurel and the Petitioner.
Introduced at a regular meeting of the City Council on the 13th day of January, 2026,
by Council Member ________________.
PASSED and APPROVED by the City Council of the City of Laurel the 13th day of
January, 2026.
APPROVED by the Mayor the 13th day of January, 2026.
CITY OF LAUREL
___________________________
Dave Waggoner, Mayor
ATTEST:
_______________________________
Kelly Strecker, Clerk-Treasurer
60
R26-01 Annexation of Love’s Property
APPROVED AS TO FORM:
______________________________
Michele L. Braukmann, Civil City Attorney
61
STAFF REPORT
LOVE’S TRAVEL STOPS & COUNTRY STORES
Annexation and Initial Zoning
December 5, 2025
Applicant:
Love’s Travel Stops & Country Stores, Corporate Office
10601 N Pennsylvania Ave
Oklahoma City, OK 73120
Love’s Travel Stops and Country Stores represent 100% of the land ownership. Annexation
pursuant to §7-2-4601 et. seq. MCA. (Annexation by Petition).
Request:
Love’s Travel Stops & Country Stores, representing 100% of the ownership of lands involved, has
Petitioned the City of Laurel for Annexation of approximately 10.31 acres of property adjacent to
the City of Laurel with an initial Zoning Designation of Laurel Highway Commercial (HC) for
concurrent review.
The subject property is generally described as described as Tract 7A-1 of Westbrook’s Subdivision
located in Section 17, Township 2 South, Range 24 East, into the City of Laurel, Yellowstone
County, Montana. (The property address is 415 19th Ave West). An annexation Exhibit, which
is incorporated into this report by reference, has been submitted in support of the Petition and
Requested Initial Zoning.
Process:
The annexation petition and requested initial zoning has been scheduled for consideration and a
public hearing by the Laurel – Yellowstone City County Planning Board and Zoning Commission
for 6:00 p.m. on Thursday December 18, 2025. Though not yet scheduled the matter will be
considered by the Laurel City Council at a Work Session and Public Hearing/Action in early 2026.
Analysis of the Request
Love’s Travel Stops & Country Stores represents 100% of the land ownership involved in
the petition.
The Laurel Growth Policy designates the property as a ‘growth area’ of the city.
The current use of the property is vacant.
The requested zone City Laurel Highway Commercial (HC) provides for a variety of uses
and is consistent with the requirements of R-08-22 that lands embraced by the city be
assigned R-7500 or greater.
The subject property currently is zoned County Highway Commercial.
62
Part 46 annexation requires that the land use designation be ‘consistent with the prevailing
use of the property, consistent with the prevailing County Zoning Assignment, and/or
consistent with the current growth policy’.
In addition to the extension of urban scale services the City Zoning provides options for
development that are not available to rural properties. These options include but are not
limited to Planned Unit Developments
The initial zoning must be considered under City Resolution R-08-22 (Annexation), the
Laurel Municipal Code Title 17 (Zoning).
The question of annexation and initial zoning must be heard by the Laurel – Yellowstone
City County Planning Board and Zoning Commission.
Is the requested annexation and initial zoning in the best interest of the City and Citizens
of the City of Laurel.
The property is situated such that street rights-of-way will need to be dedicated to the City.
Yellowstone County GIS has provided a map detailing the adjacent rights-of-way that will
need to be annexed as well. This map is incorporated into the required annexation exhibits.
Findings:
The subject property is adjacent to the City of Laurel.
The City Council is not required to submit the question of annexation to the qualified
electors of the area to be annexed as the petition is signed by 100% of the owners.
The city may annex the propert y as 100% of the ownership of same has petitioned the city
for annexation.
The driver for the annexation request is the desire of Love’s Travel Stops & Country Stores
to construct a facility that is accessory to their travel stop and store. The only way the
conceptual development plan works is to extend the City water and sewer systems to the
proposed development.
The subject property was included as ‘future growth area’ in the Growth Policy adopted by
the City of Laurel. Additionally, the property has been identified on the Laurel Future
Land Use Map portion of the Growth Policy as Commercial. As such, the requested zoning
is consistent with the Laurel Growth Policy.
The proposed assignment of HC meets all the statutory requirements of Part 46 annexation
and zoning assignment.
The Laurel HC Zone is listed along with other Commercial generally applicable land use
assignments and is therefore determined to be a “greater than” R-7500 classification.
The extension of city services will be at the owner’s expense (R-08-22) and in accordance
with the Annexation Agreement as approved by the City Council.
The City Zoning provides options for development that are not available to rural properties.
These options include but are not limited to Planned Unit Developments. These options
and the exactions of infrastructure are most beneficial to the Owner, the City of Laurel, and
all surrounding properties in conjunction with the proposed development of the property
in the future.
The city has the ability to provide services to the property both existing and proposed.
63
12 Point Test for Zoning:
I. Is the zoning in accordance with the growth policy;
The proposed zoning is consistent with the prevailing County zoning on the property.
The Growth Policy identifies all of the property proposed for annexation as Multi-Family.
Resolution R-08-22 requires zoning assignment at annexation at R-7500 or greater.
The Highway Commercial Zone meets the definition as ‘greater than’ R-7500.
Finding:
The requested zoning is in accordance with the Growth Policy.
II. Is the zoning designed to lessen congestion in the streets;
The proposed zoning is consistent with the prevailing County zoning on the property.
The proposed zoning along with the annexation agreement will allow development of the
property consistent with surrounding uses of property.
Proposed development that would potentially impact roads and streets would require a
traffic impact analysis and associated improvements.
Finding:
The requested zoning will not have a material impact on congestion in the streets.
III. Is the zoning designed to secure safety from fire, panic, and other dangers;
The proposed zoning is consistent with the prevailing County zoning on the property.
The Growth Policy identifies the property as Commercial.
All commercial development must be constructed in accordance with the prevailing
International Code Council standards.
Adequate public infrastructure exists or can be readily ex tended/expanded to serve the
development at HC densities and uses.
Finding:
The requested zoning will not have an adverse impact on safety from fire, panic, or other
dangers.
IV. Is the zoning designed to promote health and the general welfare;
The proposed zoning is consistent with the prevailing County zoning on the property.
The Growth Policy identifies the property as Commercial as a future land use.
The connection of the facilities and properties at the time of development to the Laurel
municipal water and wastewater systems will have positive impacts to public health and
general welfare.
Finding:
The requested zoning will promote the public health and the general welfare.
V. Is the zoning designed to provide adequate light and air;
The existing zoning imposes building setbacks, height limits, limits on the number of
buildings on a single parcel, and reasonable area limits on new development.
The proposed HC, provides restrictions on structure height, setbacks, lot coverage. These
standards exist to provide open spaces and adequate light and air.
The existing development has more than adequate separation from surrounding uses.
64
Finding
The requested zoning will provide adequate light and air.
VI. Is the zoning designed to prevent the overcrowding of land;
The existing zoning imposes building setbacks, height limits, limits on the number of
buildings on a single parcel, and reasonable area limits on new development.
The HC proposal, has density and development controls that are designed to prevent
the overcrowding of land.
Finding:
The proposed zoning will prevent the overcrowding of land.
VII. Is the zoning designed to avoid undue concentration of population;
The existing zoning imposes building setbacks, height limits, limits on the number of
buildings on a single parcel, and reasonable area limits on new development.
The HC proposal, has density and development controls that are designed to prevent
the overcrowding of land.
The subject property is large enough to provide adequate separation from surrounding
uses.
Finding:
The proposed zoning will prevent the undue concentration of population.
VIII. Is the zoning designed to facilitate the adequate provision of transportation, water,
sewerage, schools, parks and other public requirements;
The requested zoning, without some overlay or modification, will not necessitate the
installation of new or additional infrastructure.
It is anticipated that a significant portion of the property being annexed will be further
developed. It is at that point the additional infrastructure as well as capacities will be
evaluated.
Some of the public duties, such as police, will shift from Yellowstone County to the City
of Laurel but the net effect is minimal.
Finding:
The requested zoning will facilitate the adequate provision of transportation, water,
sewerage, schools, parks and other public requirements. Additionally, as the uses of the
property change and the intensity of development changes, the city will be able to plan for
and be prepared for the anticipated increased demands on their public systems.
IX. Does the zoning give reasonable consideration to the character of the district and its
peculiar suitability for particular uses;
The requested zoning is consistent with the Growth Policy.
The property is compatible with surrounding development which is, for the most part,
vacant, residential or commercial.
The requested city zoning is substantially similar to the prevailing county zoning on the
property.
The water and sewer infrastructure proposed with the annexation is adequate for the
intended use of the property.
65
Finding:
The requested zoning is consistent with surrounding uses, the Growth Policy and provides
for opportunities for additional development with suitable uses.
X. Does the zoning give reasonable consideration to the peculiar suitability of the
property for its particular uses;
The requested zoning is consistent with the Growth Policy.
The property is compatible with surrounding development which is, for the most part,
vacant, residential or commercial.
The water and sewer infrastructure proposed with the annexation is adequate for
development of the property that is consistent with the requested HC zoning.
Finding:
The requested zoning is in keeping with the character of the development in the area. It also
provides for opportunities for additional development with suitable uses.
XI. Will the zoning conserve the value of buildings;
The extension and availability of public water and sewer resultant from annexation and
initial zoning will add value to buildings as the proposed use is substantially similar to or
complementary to surrounding buildings and uses.
The requested zoning is consistent with the Growth Policy.
The proposed zoning is a logical transition/replacement of County for City, it is not
anticipated that there would be any adverse effect on the value of surrounding buildings or
lands.
Finding:
The value of existing buildings both on and adjacent to the requested zone will either be
enhanced or not affected by the proposed zoning.
XII. Will the zoning encourage the most appropriate use of land throughout the
municipality?
The requested zoning is consistent with the Growth Policy.
The requested zoning is consistent with the prevailing land uses and zoning surrounding
the property.
A healthy mix of land uses encourages growth and development in the community as a
whole. The addition of HC at this location will benefit not only the housing in Laurel by
providing the need for essential services.
Finding:
The requested zoning provides for the most appropriate use of land in the municipality. It
also provides for a significant amount of flexibility for a mixture of uses as contemplated
by the District Regulations.
Conclusion:
The petition for annexation into the City of Laurel with the initial zoning assignment of Laurel
Highway Commercial (HC) appears to be consistent with the requirements of Part 46 Annexation
and City Council Resolution R-08-22. Additionally, the annexation, extension of services, and
66
initial zoning assignment are in the best interest of both the City of Laurel and Love’s Travel
Stopes & Country Stores.
67
68
69
JSA Civil, LLC - 111 Tumwater Blvd SE, Suite C210 - Tumwater, WA 98501
Technical Memorandum
To:City of Laurel
From:JSA Civil, LLC
Date:November 17, 2025
Subject:Annexation Request – Project Narrative
Project:Laurel, MT Love’s Travel Stop
Annexation Overview:
Love’s Travel Stops & Country Stores, Inc. (Love’s) is requesting the annexation of approximately 10.31 acres
into the City of Laurel, Montana city limits as shown on the enclosed Annexation Map. The subject site is a
portion of Yellowstone County Tax Parcel Number 0382117207010000, legally described as Tract 7A-1 of
Westbrook’s Subdivision.
The area to be annexed includes the southwest limits of the tax lot, located to the west of 19th Avenue W. The
site is located west of the Laurel city limits. The property is currently assigned a zoning designation of HC –
Highway Commercial; we are requesting annexation into the Laurel city limits under the City’s HC zoning
designation.
Utilities:
Upon annexation, City of Laurel (City) public water and sanitary sewer services will be extended to parcel area
via private utility extensions that were installed with the Love’s Travel Stops project. Approach, Encroachment,
and UPAS approvals and permits will need to be issued by MDOT.
Submittal Fees:
A non-refundable application fee of $300 + $25.00 per acre (80 acres or less) must accompany the annexation
application submission. The area to be annexed is approximately 10.31 acres. As a result, the application fee is
$557.75.
70
1
CITY OF LAUREL, MONTANA
REQUEST FOR ANNEXATION
AND PLAN OF ANNEXATION
Applicant is required to meet with the City Planner prior to filling out this
application. All blanks of this application are to be filled in with explanation
by the applicant. Incomplete applications will not be accepted.
1. Only parcels of land adjacent to the City of Laurel municipal limits will be considered for
annexation. “Adjacent to” also includes being across a public right of way. If the parcel
to be annexed is smaller than one city block in size (2.06 acres), the city council must
approve consideration of the request; the applicant must make a separate written request
to the city council stating their wish to annex a parcel of land less than one city block in.
Once the council approves the request, the applicant can apply for annexation.
2. Applicant landowner’s name:Love’s Travel Stops & Country Stores, Inc.
Address: 10601 N Pennsylvania Avenue, Oklahoma City, OK 73120
Phone: 1-800-655-6837
3. Parcel to be annexed: (If it is not surveyed or of public record, it must be of public record
PRIOR to applying for annexation.)
Legal description: LOT 7A-1, OF THE AMENDED PLAT OF TRACTS 6A
AND 7A, OF THE AMENDED PLAT OF TRACTS 6 AND 7, OF
WESTBROOKS SUBDIVISION, YELLOWSTONE COUNTY, MONTANA,
ACCORDING TO THE OFFICIAL PLAT ON FILE IN THE OFFICE OF THE
CLERK AND RECORDER OF SAID COUNTY, UNDER DOCUMENT
1684287.
EXCEPTING THEREFROM THAT PORTION GRANTED UNTO THE STATE
OF MONTANA BY VIRTUE OF BARGAIN AND SALE DEED
RECORDED JANUARY 25, 1965, BOOK 807, UNDER DOCUMENT NO.
747048: AND
EXCEPTING THEREFROM THAT PORTION GRANTED UNTO THE
MONTANA DEPARTMENT OF TRANSPORTATION BY VIRTUE OF
BARGAIN AND SALE DEEDS RECORDED SEPTEMBER 13, 2017 UNDER
DOCUMENT NO. 3827294 AND 382729; AND
EXCEPTING THEREFROM THAT PORTION GRANTED UNTO THE
MONTANA DEPARTMENT OF TRANSPORTATION BY VIRTUE OF
WARRANTY DEEDS RECORDED SEPTEMBER 13, 2017 UNDER
DOCUMENT NO. 3827296 AND 3827297.
71
2
Lot size: +/-10.31 acres
Present use: Vacant/undeveloped
Planned use: HC – Highway Commercial
Present zoning: HC – Highway Commercial
(Land which is being annexed automatically becomes zoned R-7500 when it is
officially annexed [City ordinance 17.12.220])
4. City services: The extension of needed city services shall be at the cost of the applicant
after annexation by the city has been approved. As part of the application process, each
of the following city services must be addressed with an explanation:
Water Service:
Location of existing main: 8” private water main already on-site. Internal water
main extension to annexed area proposed
Cost of extension of approved service: N/A – private service
How cost determined: N/A
Timeframe for installation: 2026
Sewer Service:
Location of existing main:8” private sewer main already on-site. Internal sewer
main extension to annexed area proposed.
Cost of extension of approved service: N/A – private service
How cost determined: N/A
Timeframe for installation:2026
How financed:Privately funded
Streets:
Is there any adjoining County ROW to the proposed annexation: The site fronts
19th Avenue W
Location of existing paved access: There are currently no paved access points.
Cost of paving: N/A
How cost determined:N/A
Timeframe for construction: N/A
Other required improvements: Provide above information on attached
pages.
5. A map suitable for review of this application of the proposed area to be annexed must be
submitted with this application.
6. A written Waive of Protest must accompany this application, suitable for recording and
containing a covenant to run with the land to be annexed, waiving all right of protest to
the creation by the city of any needed improvement district for construction or
72
3
maintenance of municipal services. This Waiver of Protest must be signed by the
applicant prior to annexation by the city.
7. Requests for annexations are referred to the City-County Planning Board for
recommendation to the City Council. Within 30 days after receiving the properly filled
out application with all required accompaniments and after conducting a duly advertised
public hearing, the City-County Planning Board shall make recommendation to the City
Council as to this Request for Annexation. If more information is needed from the
applicant during the review of the application, such application shall be deemed
incomplete and the timeframe for reporting to the City Council extended accordingly, in
needed.
8. A non-refundable application fee of $300 + $25.00 per acre (80 acres or less); $300 +
$35.00 per acres (81 acres or more) must accompany the submission of this application.
The City Council of the City of Laurel, Montana, after review and consideration of this
Application for Annexation, found such to be in the best interest of the City, that it
complied with state code, and approved this request at its City Council meeting of
.
Form revised by City Attorney April 2008
73
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LOT 7A-1.
34.60 ACRES
VACANT LAND
NO BUILDINGS
FOUND MDOT RIGHT-OF-WAY MONUMENT
FOUND PIPE 1.5" PIPE FOR CORNER
SET 1.5" ALUMINUM CAP ON 24" REBAR
THIS SURVEY INSCRIBED "PELS 31093"
COMM
STORM SEWER
OVERHEAD POWER
MEASURED PROPERTY BOUNDARY
BARBED WIRE FENCE
CHAINLINK FENCE
UNDERGROUND FIBER
TYPICAL UTILITY & ACCESS EASEMENT
CENTERLINE ROAD / DITCH
XXX
SAN
OH OH OH
POWER POLE
GUY WIRE
ST
T
STORM SEWER MANHOLE
TELEPHONE / FIBER PEDESTAL OR VAULT
LEGEND
THE LAND REFERRED TO HEREON AND IS DESCRIBED AS FOLLOWS:
LOT 7A-1, OF THE AMENDED PLAT OF TRACTS 6A AND 7A, OF THE AMENDED PLAT OF
TRACTS 6 AND 7, OF WESTBROOKS SUBDIVISION, YELLOWSTONE COUNTY, MONTANA,
ACCORDING TO THE OFFICIAL PLAT ON FILE IN THE OFFICE OF THE CLERK AND
RECORDER OF SAID COUNTY, UNDER DOCUMENT NO. 1684287.
EXCEPTING THEREFROM THAT PORTION GRANTED UNTO THE STATE OF MONTANA BY
VIRTUE OF BARGAIN AND SALE DEED
RECORDED JANUARY 25, 1965, BOOK 807, UNDER DOCUMENT NO. 747048; AND
EXCEPTING THEREFROM THAT PORTION GRANTED UNTO THE MONTANA
DEPARTMENT OF TRANSPORTATION BY VIRTUE OF
BARGAIN AND SALE DEEDS RECORDED SEPTEMBER 13, 2017 UNDER DOCUMENT NO.
3827294 AND 3827295; AND
EXCEPTING THEREFROM THAT PORTION GRANTED UNTO THE MONTANA
DEPARTMENT OF TRANSPORTATION BY VIRTUE OF
WARRANTY DEEDS RECORDED SEPTEMBER 13, 2017 UNDER DOCUMENT NO. 3827296
AND 3827297.
THE LAND SHOWN IN THIS SURVEY IS THE SAME AS THAT DESCRIBED IN CHICAGO
TITLE INSURANCE COMPANY, COMMITMENT NUMBER 00500616 / 3523230535 WITH AN
EFFECTIVE DATE OF AUGUST 3, 2023 AT 8:00 AM
NOTES:
1. No observable evidence of earth moving work, building
construction or building additions within recent months west of 19th
Ave. West.
2. No observable evidence of changes in street right of way lines
completed, and available from the controlling jurisdiction and no
observable evidence of recent street or sidewalk construction or
repairs.
3. Property has physical access to 19th Avenue West, a public road.
4. All statements within the certification, and other references located
elsewhere hereon, related to: utilities, improvements, structures,
buildings, party walls, parking, easements, servitudes, and
encroachments; are based solely on above ground, visible
evidence, unless another source of information is specifically
referenced hereon.
5. At the time of survey, there was no observable evidence of the
subject property being used as a solid waste dump, sump or
sanitary landfill.
6. At the time of survey, no wetland markers were observed,
however, a potential wetland area is on site.
7. At the time of the survey, utilities had not yet been marked.
8. Gross land area equals 34.60 acres.
9. All bearings and distances are as measured at the site.
10. Date of survey 10-23-25
11. At time of survey, utility locates were not completed.
CENTERLINE DITCH
CONTOUR
11
/
0
3
/
2
0
2
5
UNDERGROUND POWERUGP
FOUND 5 8" REBAR
FOUND PLASTIC CAP PLS5157S ON REBAR
CORNER - NOTHING FOUND NOTHING SET
ELECTRICAL PEDESTAL
MONTANA DEPARTMENT
OF TRANSPORTATION
INTERSTATE 90
19
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ELECTRICAL PULLBOXE
LIGHT POLE
MONITORING WELLM
CULVERT
CERTIFICATE OF SURVEYOR
I, DAVID A. FEHRINGER, OF LANDER, WYOMING DO
HEREBY CERTIFY THAT I AM A REGISTERED LAND
SURVEYOR UNDER THE LAWS OF THE STATE OF
MONTANA, THAT THIS RECORD OF SURVEY IS A TRUE,
COMPLETE, AND CORRECT REPRESENTATION OF THE
PARCEL OF LAND.
25' EASEMENT
REC. NO.: 801217, BOOK 859
AREA TO BE ANNEXED
INTO CITY LIMITS
74