Bozeman Tax Increment Finance Advisory Board Meeting – June 18, 2026

The Tax Increment Finance Advisory Board met in a work session on June 18, 2026, at 12:00 p.m. to discuss two major items: the Pole Yard Urban Renewal District Tax Increment Financing Assistance Program application and the Midtown Urban Renewal District Strategic Land Acquisition Loan Pilot Program. Board members present: Marty Matsen, Susan Fraser, Nolan Campbell, Julien Morice. Absent: Natalie Van Dusen, Mike Waterman, Zach Brown.

Consent Calendar

• The board unanimously (4-0) approved the minutes from the April 16, 2026 and May 21, 2026 meetings.

Public Comments & Testimony

• Amy Hoitsma (President, Northeast Neighborhood Association) commented on the Pole Yard TIF application, expressing concern that the program description gave the Director of Economic Development "sole discretion" with minimal board involvement, and questioned why impact fees are eligible for TIF funding. She urged more points for placemaking and inclusion of affordable housing in the criteria. She noted that treated soils from the Idaho Pole Superfund site are being moved closer to the neighborhood and advocated for an "avoid" rather than "mitigate" standard on environmental factors.
• Nathan Stein (Executive Director, Headwaters Community Housing Trust) expressed strong support for the Midtown land acquisition pilot program, stating it could be a "hugely powerful" tool to help community land trust projects. He offered a friendly amendment to clarify that community land trust (CLT) projects create taxable value through homeowner improvements even though the nonprofit retains land tax-exempt.
• Emily Talago (Bozeman resident) commented on the Midtown pilot, asking about the number of potential applicants, whether the program should be broadened to other shared-equity models, borrower equity requirements, return on investment, and the need for metrics to evaluate success. She also questioned the dedication of $2.5 million to acquisition lending versus other urban renewal investments.

Discussion Items

• F.1 Pole Yard TIF Assistance Program Application: Urban Renewal Manager David Fine presented the first draft of the application and scoring criteria, noting the district's focus on infrastructure deficiencies, an EPA Superfund site, and critical wetlands. Board members discussed the scoring process, emphasizing that a perfect score does not obligate approval because TIF awards are not entitlements. They debated the language on environmental protection, with a suggestion to separate "mitigate harmful environmental factors" (e.g., contamination) from "avoid impacts on streams, wetlands, wildlife habitat." The board also sought clarity on the role of the advisory board versus the Director of Economic Development in program administration. Fine agreed to revise the language and bring the item back as an action item.
• F.2 Midtown Urban Renewal District Strategic Land Acquisition Loan Pilot Program: Fine presented a draft pilot program that would use $2.5 million in TIF funds to provide short-term (24–36 month), low-interest loans to nonprofit developers for acquiring land to build for-sale affordable housing using a community land trust model. Board members discussed the narrow eligibility criteria, noting that they might exclude many potential applicants. Marty Matsen suggested scoring criteria could be broadened, and Nolan Campbell recommended seeking input from experienced affordable housing developers. Staff indicated they would integrate feedback and return with an action item. An FYI was also provided regarding the upcoming Opportunity Zone 2.0 application process, which could benefit urban renewal districts.

Key Outcomes

• The board directed staff to revise the Pole Yard TIF criteria, particularly to strengthen the language on avoiding environmental impacts (criteria 11) and to clarify the board's role in the application process. The revised document will be brought back as an action item at a future meeting.
• The board directed staff to incorporate comments on the Midtown pilot program—including broadening eligibility, clarifying tax treatment for CLT projects, and developing success metrics—and to return with a revised proposal for a future vote.
• No formal votes were taken on either work session item; consensus was to refine and bring both back as actionable proposals.