Bozeman Historic Preservation Advisory Board Meeting – January 21, 2026

The Bozeman Historic Preservation Advisory Board (HPAB) met on Wednesday, January 21, 2026, at 6:00 pm in a hybrid format. The meeting included approval of previous minutes, public comments on the B3 height limit, annual ethics training, and a detailed update on two major preservation projects: the Local Landmark Program and the Neighborhood Conservation Overlay District (NCOD) Design Guidelines. No formal votes were taken except for the consent item.

Consent Calendar

• Approval of Minutes (October 15, 2025): Motion by James Webster, seconded by Ashley Wilson. Approved 4–0 (Chelsea Holling, Allyson Brekke, James Webster, Ashley Wilson in favor).

Public Comments & Testimony

Three members of the public spoke during the non‑agenda public comment period. All addressed the proposed 90‑foot maximum building height in the B3 zoning district and expressed opposition to its implementation without affordable housing requirements.

• Daniel Carty (resident across from B3): Stated that the 90‑foot height limit degrades the historical character and sense of place. He argued the city is “giving away the extra height in exchange for nothing,” citing the city’s 2025 Q2 Economic and Market Update which reported a 44.2% vacancy rate among 1,900 units built in 2024–2025 compared to 9.2% for existing units. He urged the board to recommend that the extra 20 feet (from 70 to 90 feet) be granted only in exchange for on‑site affordable housing or cash in lieu under the city’s affordable housing ordinance.
• Danielle Nickolas (resident, Cooper Park Historic District): Seconded Mr. Carty’s comments.
• Marcia Kaveny: Also seconded Mr. Carty’s comments and agreed with his points.

Discussion Items

1. Disclosures & Liaison Update

• James Webster disclosed his involvement with the Bonton Centennial Downzoning (successfully concluded in December 2025) and his role as chair of the newly formed SCAN neighborhood (South Central Association of Neighbors). He also distributed a letter from the Bozeman Hotel Owners Association (authored by David Losef and John Anston) arguing for rolling back the 90‑foot height in B3 to 60 or 70 feet, citing aesthetic and historic preservation concerns.
• Chair Holling welcomed new commission liaison Commissioner Sweeney, who replaced Commissioner Magic.

2. City Ethics Training (F.1)

• Rebecca Harbage, Deputy Director of Community Development, presented the annual ethics training covering the 2025 calendar year. The training included a series of scenarios involving conflicts of interest, disclosure, recusal, and perception of impropriety. Key takeaways:
  • Board members must verbally disclose any potential conflicts at the start of a meeting; financial disclosure forms alone are insufficient.
  • Public officials may not use their position for private gain, must discharge duties impartially, and should avoid even the appearance of a conflict.
  • When in doubt, over‑disclose; better to disclose and possibly recuse than to risk an ethical violation.
  • Board members speaking as private citizens must clearly state they do not represent the board.
• No questions were formally answered by the city attorney, but Ms. Harbage encouraged members to contact Greg Sullivan for legal advice.

3. Historic Preservation Project Update – Local Landmark Program & NCOD Design Guidelines (F.2)

• Sarah Rosenberg, Preservation Planner, provided an extensive update on two concurrent projects:
  • Local Landmark Program (consultant: Community Planning Collaborative): Phase 2 (drafting code amendments) is underway. HPAB will receive concept presentations on three topics: (1) the local landmark program itself (criteria, categories, nomination process), (2) code standards (e.g., certificate of appropriateness criteria, demolition review, deviation process), and (3) the review process (application submittal through decision‑making). The first concept discussion is scheduled for the March 31 HPAB meeting. The code language will be shared in full before adoption.
  • NCOD Design Guidelines Update (consultant: Lakota Group): Kicked off in November 2025. The guidelines (last updated in 2006/2015) will be revised to address new construction, improve clarity, add visual examples, and align with the Secretary of the Interior Standards. Lakota will visit Bozeman in April 2026 for community engagement. A community engagement plan will be presented to HPAB in February and to the City Commission in March.
  • Both projects are intended to move forward in tandem, with adoption targeted by the end of 2026. The NCOD boundary remains unchanged. The design guidelines apply only to the NCOD, not to future local landmarks.
• Discussion:
  • Members raised concerns about approving development under outdated guidelines while the update is pending; staff acknowledged the challenge but noted no moratorium is planned.
  • Ashley Wilson suggested using Preservation Month (May) to boost community engagement for the design guidelines.
  • Allyson Brekke asked about tracking implementation issues with the new Unified Development Code (UDC); staff indicated a formal tracking process is being developed.
  • Commissioner Sweeney requested that staff provide a longer‑term schedule (beyond spring) to help members plan attendance.
  • A quorum issue was noted for February; staff will consider rescheduling if needed. Virtual attendance is now allowed for up to four times per year, but three members must be physically present.

Key Outcomes

• No votes were taken on substantive matters other than the consent minutes.
• Ethics training was completed for 2025; a 2026 training will be scheduled later.
• Next Meetings and Milestones:
  • February 2026: Presentation of community engagement plan for design guidelines; introduction of Lakota Group (virtual).
  • March 31, 2026 (special date): HPAB will discuss concepts for the Local Landmark Program.
  • April 2026: Lakota Group in‑person visit and community engagement; HPAB meeting on code standards concepts.
  • May 20, 2026: HPAB meeting on review process concepts.
  • Staff will compile and share recordings of past HPAB meetings (particularly from 2024) for newer members.
• Board vacancy: One at‑large seat; applications are being reviewed. Interviews will be conducted by staff, the board chair, and the commission liaison, who will make a recommendation to the City Commission.