Bozeman City Commission Regular Meeting - August 4, 2026

The Bozeman City Commission held a regular meeting on August 4, 2026, starting at 2:00 PM with an early start time. The meeting included consent agenda approvals, a special presentation on the National Community Survey, a lengthy work session on community housing, an appointment to the Board of Ethics, and approval of the CDBG Program Year 3 Annual Action Plan. Public comments addressed opportunity zones, meeting start times, and housing policies.

Consent Calendar

• G.3: Authorized the City Manager to sign a notice of award and final contract to Elevation Excavation for construction of the Bozeman Bicycle and Pedestrian Paths Transportation Alternatives Project, connecting paths along North 19th Avenue, Valley Center Road, and Flanders Mill Road. The path along Valley Center was modified to stop short of Catron Street due to tree conflicts.
• G.4: Authorized a maintenance agreement with Montana Department of Transportation for the Bridger Point Master Site Plan Project.
• G.5: Authorized a professional services agreement with Montana Legal Services Association for the Bozeman Tenant Right to Counsel Program.
• G.6: Authorized a term contract with Cascadia Partners, LLC for economic development services.
• G.8: Authorized Amendment 1 with AE2S for the Integrated Water Resource Plan Update.
• G.9: Authorized Task Order 5 with Cushing Terrell for analysis of a housing site on five acres from the Turnrow subdivision, intended for affordable housing.
• G.10: Resolution authorizing Change Order No. 5 with CK May Excavating for the 2024 Street and Utility Improvements Project.
• G.11-G.14: Annexations and zoning for 133 Maus Lane (5.13 acres, M-1) and 1071 Story Mill Road (1.173 acres, R-1).
• G.15: Ordinance finally adopting the dissolution of the Department of Strategic Services and creation of the Department of Communications & Engagement.
• H.1-H.2: Resolution and ordinance for annexation of 163.9 acres at 5211 Baxter Lane (northwest corner of Baxter Lane and Harper Pucket Road) with zoning R-5 (RD) and R-3 (RB). Approved 3-2 (Commissioners Magic and Sweeney dissenting).

Public Comments & Testimony

• Non-Agenda Public Comment: Jerry Pape (15 N 25th) spoke about the need for connected pedestrian/bike paths, citing his grandchild Oliver's difficulty navigating sidewalks at county boundaries. He also urged that any affordable housing plan involve builders with experience in cost-effective design to ensure long-term affordability and upward mobility for residents.
• Non-Agenda Public Comment: Jerry Pape spoke again on the Opportunity Zone program, warning that recommending Tract 6 (industrial redevelopment) over Tract 1102 could jeopardize hundreds of millions in housing projects. He argued that investors have avoided industrial redevelopment for a decade and that Tract 1102 already has significant investment.
• Non-Agenda Public Comment: Anthony Smith criticized inconsistent meeting start times (2 PM, 4 PM, 6 PM) as a barrier to public participation and urged the commission to adopt a consistent schedule. He also referenced past incidents regarding police body camera footage and alleged retaliation.
• Work Session Public Comment: Jerry Pape returned to discuss housing issues, emphasizing the need for accurate median home price data (including condos and townhomes), the importance of preventing real page price-fixing, the role of light-tech (LITEC) projects, and the need to vet developers. He argued that the city should reconsider Opportunity Zone Tract 1102 to avoid losing major housing projects.
• Work Session Public Comment: Nathan Stein (Headwaters Community Housing Trust) thanked staff and reiterated the two biggest gaps: very low-income housing and middle-income homeownership. He stressed that local option sales tax or housing bonds may be necessary to generate permanent subsidy.
• Work Session Public Comment: Heather Grenier (HRDC) noted that COVID-era housing resources are exhausted and supported focusing on very low-income and entry-level homeownership. She urged a unified community strategy.
• CDBG Public Comment: No public comments were made on the CDBG item.

Discussion Items

• National Community Survey Special Presentation: Sonia Whittink (Polco) presented results from the third National Community Survey (NCS) for Bozeman. Key findings: 8 in 10 residents rated Bozeman positively as a place to live; 53 out of 129 rating items improved significantly since 2024. Highest-rated facets: parks/recreation, safety, natural environment. Lowest: economy, community design, mobility. Housing and cost of living remain top concerns. Only 33% rated employment opportunities positively. A hypothetical fire station bond received about 40% support, 30% opposed, 30% unsure. Residents' top priority areas for the next two years: natural environment, economy, community design. The survey had a margin of error of ±5% (382 responses out of 3,000 mailed).
• Community Housing Work Session:
  • Brian Geyer (Community Housing Manager) reviewed the city's housing history: over 370 affordable units already built, 700+ under construction, 557 in development. Highlighted Hidden Creek collaboration and the community housing fund which helped 42 previously unhoused families since February 2026.
  • Mark Bond (One Valley Community Foundation) provided a regional perspective, citing a capital gap of ~$350,000 per unit and the work of the Gallatin Regional Housing Coalition. He presented a policy analysis titled "Bridging the Gap" exploring tools: local option sales tax, bed tax reallocation, housing levy, voluntary fee programs (e.g., Whitefish 1% sustainability fund). The RHC does not take advocacy positions.
  • Commission discussion covered: support for continuing LITEC and affordable housing ordinance (AHO), need to explore homeownership tools, streamlining development review (Aaron George presented on a process evaluation underway), and potential for pre-approved plans. Commissioner Sweeney advocated for a separate housing department and adaptive reuse overlays. Commissioner Bodie supported exploring revenue bonds and a modest housing levy alongside a voluntary fee program. Commissioner Magic emphasized state-level advocacy for local option sales tax and rental car tax. Deputy Mayor Fisher stressed making every public dollar a permanent community asset (revolving funds). Mayor Morrison called for a robust push for local option sales tax through the League of Cities and Towns.
  • Aaron George (Community Development Director) presented research on pre-approved plans, citing examples from South Bend, IN (91 units built since 2022) and Seattle, WA. Estimated costs around $200,000+ in Bozeman and noted concerns about fee waivers (impact fees cannot be waived in Montana). The commission generally supported exploring this tool further.
• CDBG Program Year 3 Annual Action Plan: Brian Geyer presented the plan for $355,712 in federal CDBG funds. Key investments: water infrastructure for Family Promise's Journey Home facility (adding four transitional housing units that turn over ~10 times/year), eviction prevention via Tenant Right to Counsel, and continued administration. The plan will assist approximately 200 low-income households.

Key Outcomes

• Consent I (Items G.1-G.15): Approved 5-0.
• Consent II (Items H.1-H.2): Approved 3-2 (Commissioners Magic and Sweeney dissenting).
• Appointment to Board of Ethics: Reappointed Jim Drummond for a term ending July 31, 2028, approved 5-0.
• CDBG Annual Action Plan: Authorized the Mayor to approve and sign the Program Year 3 allocation, approved 5-0.
• No formal votes on housing work session items: Staff will take direction from the commission's comments to: continue supporting affordable rental (LITEC, AHO), explore new tools for homeownership (pre-approved plans, adaptive reuse), work with partners on a voluntary fee program, and advocate for state-level revenue tools (local option sales tax, bed tax reallocation). The city manager will schedule a future work session to discuss the Baker Tilly revenue bond memo.