Downtown Area Urban Renewal District Board Meeting

Date: Tuesday, August 18, 2026, 12:00 p.m. – ~1:30 p.m.

The Downtown Area Urban Renewal District (DURD) Board met to discuss a work session on possible recommendations regarding maximum building height in the B-3 zoning district and zone edge transitions. The board heard a presentation from City Planning Director Chris Saunders, received public comment, and voted to retain the current 90-foot maximum height while asking staff to consider additional transition zone amendments. The board also approved May meeting minutes and received the Executive Director’s August report and monthly finance report.

Consent Calendar

• Approval of Minutes (May 2026 DURD Meeting): The board unanimously approved the May meeting minutes. (Motion by Nicholas Wicks, seconded by John Howe; all members present voted aye: Nicholas Wicks, John Howe, Amy Horton, Jake Van Diesen, Tony Renslow, Ryan Finn, and Marley (remote).)

Public Comments & Testimony

• Daniel Cardi (Bozeman resident, Northside/Midtown): Commented on the maximum building height and zone edge transitions. He cited the Bozeman Community Plan’s principle of balancing new and existing development. He argued that shadows from tall buildings (especially south/west of lower-intensity residential zones) are unfair to existing property owners, particularly those with solar panels. He recommended that buildings taller than 60 feet require a 100-foot right-of-way for adequate transitions, and that the city not allow developers to cede small strips of land to avoid Community Development Transition (CDT) requirements. He also called for additional UDC changes to improve human scale and mitigate noise, light pollution, and construction impacts on adjacent neighborhoods.

Discussion Items

• Work Session on Building Height in B-3 and Zone Edge Transitions (Action Item F.1):
  • Chris Saunders, City Planning Director, presented a detailed overview of the history of height regulations in the B-3 district, the current 90-foot maximum (adopted in late 2025 after public hearings), and the tools used to manage transitions (setbacks, step-backs, landscaping, etc.). He showed shadow analyses comparing 70-foot and 90-foot buildings at different times of year, indicating minimal additional shadow impact. He noted that no formal applications for 90-foot buildings have been received since the code adoption.
  • Board members discussed the importance of density for increasing the tax base and reinvesting in downtown, the need to trust the thorough UDC process, and the desire to see how the code performs before making changes. Several members expressed that the core issue is not the exact height number but the relationship of scale and mass, and that transitions are the key area to monitor.
  • Marley (remote) stated that 90 feet feels moderate compared to other cities and that the shadow maps show low impact. She suggested creating a transition zone around B3C/B3.
  • Jake Van Diesen emphasized that the board should focus on the bigger picture of density and trust staff to handle transitions. He noted that the back-of-Collins example (blank wall) vs. Black Street (windows, activity) shows that design standards matter more than pure height.
  • John Howe supported giving the current code time to work, noting zero applications so far, and recommended asking staff to evaluate transition amendments.
  • Amy Horton and Ryan Finn concurred, highlighting the need to see how the code plays out and to rely on professional staff.

Key Outcomes

• Motion and Vote: A motion was made by John Howe, seconded by Amy Horton, to retain the 90-foot maximum height in the B-3 zoning district and to request city staff consider any additional amendments to transition zones. The motion passed unanimously (7-0) with all members voting aye. The board will submit this recommendation as public comment to the City Commission for its August 25, 2026 meeting.
• Additional Direction: The board’s discussion emphasized that the recommendation is not just about the number but about honoring the multi-year UDC process, allowing the code to operate, and focusing on transitions as a potential area for improvement. Staff will provide a written summary of the board’s nuanced comments.
• Executive Director’s Report (August 2026): Ellie Staley reported on:
  • Job openings (Operations Manager, BID weekend maintenance).
  • Construction updates, including Babcock Street pedestrian safety improvements (funded by URD).
  • The federal building being placed on the federal disposal list; the city is exploring acquisition for future projects, with URD potential expansion to include the site.
  • URD expansion study area (including federal building and Bozeman Creek) – resolution to accept study area expected by end of August, followed by public process to amend the urban renewal plan.
  • ADA-compliant park at Wilson School – RFP responses received, including one from Cushine Terrell.
  • Downtown parking vision plan – ongoing work with McLaren, final review expected soon.
• Finance Report: The board received the monthly finance report for fiscal year 2027 (only 1.5 months in). Notable: half of the management fee paid biannually; few small improvements; no significant impact.