Bozeman Tax Increment Finance Advisory Board Meeting – April 16, 2026

The Tax Increment Finance (TIF) Advisory Board met on April 16, 2026, at 12:00 p.m. to review and recommend approval of the FY 2027 and FY 2028 work plans and budgets for five urban renewal districts: Northeast, Pole Yard, North Park, South Bozeman Technology, and Midtown. The meeting lasted approximately two hours and included public comment on several topics, staff presentations, and board votes on each district's budget, including amendments.

Public Comments & Testimony

• Mark Campanelli (Bogart Park neighborhood) urged the board to consider using TIF funds for the Bozeman Creek Vision Plan, noting an estimated $35–80 million in flood protection infrastructure with a 50-year net present value benefit-cost ratio. He also expressed concerns about the Bozeman Yards luxury development and the potential for TIF to support affordable housing and public goods.
• Jason Delmu (Northeast neighborhood resident) requested a dialogue with city staff about the North Church Avenue right-of-way project, emphasizing that the $580,000 placeholder seemed more than what residents envisioned for a simple creek-side parklet. He asked for clarity on access to adjacent parcels.
• Nathan Stein (Executive Director, Headwaters Community Housing Trust) spoke in support of the proposed housing acquisition loan fund amendment, stating that such a fund could make a critical difference for affordable homeownership projects in the Midtown area.
• Emily Telago (remote comment) questioned the legal basis for the housing acquisition loan fund under Montana urban renewal law and asked for clear findings. She also noted that the Midtown Design and Connectivity Plan had been sunset, and urged the board to consider zoning-specific corridor planning.
• Additional public comments addressed the L Street Annex site (potential contamination and utility costs), the South Bozeman Technology District (concerns about Department of Defense-linked tenants), and the need for neighborhood engagement on TIF projects.

Discussion Items

• Northeast Urban Renewal District – Staff presented a budget with $2.4 million in cash on hand, proposing $314,000 in FY 2027 and $2.5 million in FY 2028. Key projects: quiet zone engineering, tree planting program, right-of-way improvements on Church Street (between Cottonwood and Aspen), and existing development agreements (Wallace Works, Bozeman Yards). The board discussed the need to broaden the scope of the Church Street project to address neighborhood priorities beyond the current corridor.
• Pole Yard Urban Renewal District – The newest district, with limited private projects but growing increment. The budget focuses on completing the quiet zone project, with funds set aside for construction costs.
• North Park Urban Renewal District – A small industrial district with no current TIF requests. The developer has already installed infrastructure and will seek reimbursement for future phases. The board approved the budget as submitted.
• South Bozeman Technology District – The district is seeing revenue from two new buildings (Engine Works and Aurora Technologies). The budget includes authorization to bond up to the full amount owed to the developer for infrastructure, with a 170% debt coverage ratio. The board added a bullet acknowledging that appropriation reflects existing obligations, not project approval.
• Midtown Urban Renewal District – The most complex agenda item. Staff proposed a $2.5 million housing acquisition loan fund by eliminating $1.89 million in “other” and reducing parking garage design funds by $610,000. After discussion, the board amended the sub-motion to simply increase the “other” line item by $610,000 (derived from parking garage design) to preserve flexibility. The final budget includes funding for Whittier School parking lot, Fifth Avenue lighting, North Fifth Avenue pedestrian safety design, Mendenhall Street sewer design, and a technical assistance grant program.

Key Outcomes

• Northeast Urban Renewal District – The board approved the FY 2027 and FY 2028 work plans and budgets with an amendment expanding the scope of the right-of-way improvements on Church Street to address neighborhood needs. Motion carried on roll call.
• Pole Yard Urban Renewal District – Approved as submitted. Motion carried on roll call.
• North Park Urban Renewal District – Approved as submitted. Motion carried on roll call.
• South Bozeman Technology District – Approved with an added bullet stating that appropriation for development agreements reflects existing obligations, not project endorsement. Motion carried on roll call.
• Midtown Urban Renewal District – The board approved the work plans and budgets after a sub-motion to increase the “other” line item by $610,000 (reducing parking garage design funds) to allow for potential housing acquisition loans or other opportunities. The main motion carried on roll call.
• The board also discussed future projects at Whittier School and expressed interest in exploring additional TIF-supported improvements for the school.