Bozeman Community Development Board Work Session on B-3 Height and Zone Edge Transitions - August 3, 2026

The Bozeman Community Development Board (CDB) held a work session on August 3, 2026, to discuss possible recommendations to the City Commission regarding the maximum building height in the B-3 zoning district and zone edge transitions. The meeting included a presentation by staff, public testimony, and board deliberation on four questions posed by the commission. The board ultimately voted to recommend retaining the 90-foot height maximum and considering additional stepbacks or setbacks for buildings above a defined height. The board also expressed support for exploring a code amendment to allow a "fair across the line" minimum development standard on the burdened side of a zone edge.

Consent Calendar

• The minutes from the July 20, 2026 meeting were approved unanimously (6-0).

Public Comments & Testimony

• David Losef (owner/developer of Backstory, and other downtown properties) opposed increasing the height allowance, citing examples of successful downtowns with lower height limits (e.g., Charleston, SC at 50 feet; Boulder, CO; Jackson, WY; Vail, CO; Aspen, CO; Burlington, VT; Old Town Alexandria, VA). He stated that even 70 feet is double what some of those towns allow, and 90 feet is even more, and warned against harming Bozeman’s downtown vitality.
• Mark Campanelli (Boulevard Park resident) criticized the process that led to the 90-foot height limit, referencing the 2019 Downtown Bozeman Improvement Plan which recommended five stories in the core and seven stories outside the core (approximately 70 feet), with stepbacks for upper floors. He argued that the stepback recommendations were omitted and questioned the public engagement that resulted in the 90-foot change.

Discussion Items

• Staff presented background on the B-3 height history, including the 2025 Unified Development Code (UDC) update, and provided shadow studies comparing 70-foot and 90-foot buildings. The presentation also covered zone edge transition standards, including stepback and setback requirements, and examples from other communities.
• Board members debated the four questions from the commission:
  1. Retain 90 feet? Most members supported retaining 90 feet, noting it was part of the UDC process and had not yet been implemented. Some cited other cities (e.g., Missoula at 100 feet, Paris at 120 feet, Washington DC at 130 feet) and argued that height is not the main issue—mass and scale matter more.
  2. Direct review of a potential amendment to height (no other changes)? This was seen as redundant if question 1 was answered yes.
  3. Establish additional minimum standards for buildings over a certain height? Several members supported adding stepbacks or setbacks for buildings above a defined height (e.g., 70 feet) to reduce perceived mass. Some preferred setbacks over stepbacks for creating more street-level space, while others noted structural and economic implications.
  4. Review zone edge transitions? Members generally agreed that the current transition system has not been given a chance to work. Some expressed preference for fixed height limits with stepbacks/setbacks rather than modifying transition standards. There was also support for a concept called "equal across the line"—allowing the burdened parcel to develop up to the same mass/scale as the protected parcel before transition requirements kick in. The board did not vote on a motion for this but indicated majority support for further exploration.

Key Outcomes

• Motion passed (6-0): The board recommends that the City Commission retain the 90-foot height maximum in the B-3 zoning district, and also consider adding additional required stepbacks and/or setbacks that limit the perceived mass and scale for buildings in the B-3 zone above a defined height (applicable across the district, not just at zone edges).
• Majority support for further exploration: The board indicated support for staff to investigate a code amendment incorporating the "equal across the line" principle, which would allow the burdened lot to develop to the same extent as the abutting lower-intensity district before transition requirements apply. No formal motion was made, but the sentiment will be conveyed to the commission.
• The next CDB meeting is scheduled for August 17, 2026, with topics including a presentation on the city's cash and water rights program, an update on the Engage Bozeman framework, and a text amendment on wetlands review procedures.