Bozeman Historic Preservation Advisory Board Meeting - August 19, 2026

The Bozeman Historic Preservation Advisory Board (HPAB) met on Wednesday, August 19, 2026, from 6:00 PM to approximately 10:00 PM. The board discussed recommendations on B-3 zone edge transitions and maximum building height, received an update on the July 28 City Commission discussion on historic preservation projects, and held a work session on proposed demolition regulation changes. Three formal motions were passed unanimously.

Consent Calendar

• Approval of Minutes (July 15, 2026): The minutes were approved as amended by staff (motion by Webster, second by Wilson, carried 5-0). The amendment corrected a vote listing error where Member Weilbacker had abstained but was shown as approving.

Public Comments & Testimony

• Daniel Carty (resident, 213 North Third): Urged the board to recommend reducing the maximum building height in B-3 to 60 feet, arguing that 90 feet contradicts the city's strategic plan and growth policy. He also called for closing a loophole that allows developers to avoid zone edge transition requirements by ceding a small strip of land.
• Natsuki Nakamura (resident): Opposed the 90-foot height limit, noting that the first draft of the UDC in 2023 used stories (B3 at 7 stories) and that the switch to 90 feet came late in the process. She highlighted that the 90-foot limit can be exceeded through affordable housing incentives, and that demolitions of older homes are incentivized by high development potential.
• Emma Moralesitu (resident): Expressed general support for the board's work and shared personal experience with the zone text amendment process, stating it is expensive and cumbersome for residents compared to developers. She cautioned against assuming residents can easily pursue rezoning.
• Additional public comment: A resident of the NCOD (near MSU) spoke about the difficulty of the zone text amendment process and praised the efforts of the Bonton and Centennial neighborhoods.

Discussion Items

• Special Presentation: Update on July 28 City Commission Discussion: Director of Community Development Erin George and Deputy Director Rebecca Harbage reported on three key questions posed to the City Commission:
  1. Project sequencing: Commission agreed with HPAB's earlier recommendation to prioritize code revisions (especially demolition regulations), then NCOD design guidelines, then the local landmark program. However, Commission suggested completing the local landmark program before finalizing design guidelines to allow tiered application.
  2. Scope of design guidelines: Commission directed that the NCOD design guidelines should not modify dimensional standards (height, setbacks) from base zoning; instead, any concerns about base zoning should be addressed through zoning map amendments.
  3. Demolition regulations: Commission did not direct elimination of the two-year demolition stay; they asked for a thorough review of its effectiveness. The board's earlier suggestions were largely echoed by Commission.
• Action Item G.1: Recommendations on B-3 Zone Edge Transitions and Maximum Building Height:
  • Extensive board discussion on height impacts on historic character, visual landmarks, and neighborhood context. Members expressed concerns that 90 feet dwarfs historic districts and incentivizes redevelopment of older structures. Comments on zone edge transitions focused on stepback requirements, landscaping, and the need to mitigate adverse effects on adjacent lower-density zones.
  • Public comments (noted above) influenced the debate.
  • Three motions were passed (all 5-0):
    1. Recommend deleting transition type 1A and requiring a building stepback of 12 feet from the face of the building (not the lot line).
    2. Recommend requiring landscaping at zone edge transitions in alleyways between RA and RB zoning districts.
    3. Recommend setting the maximum building height in the B-3 district at 70 feet.
• Action Item G.2: Work Session on Demolition Regulations:
  • Staff presented responses to HPAB's earlier written suggestions, incorporating feedback from legal and the consultant (CPC). Key points included:
    • Inventory/survey: Staff agreed to require updated inventory prior to demolition, but legal advised against mandating a specific pre-approved consultant list; instead, qualifications will be clarified in code.
    • Economic viability analysis: Staff will add clarity to the code regarding the director's interpretation on