HomeMy WebLinkAbout06-11-26 - Historic Preservation Advisory Board - Agendas & Packet MaterialsA. Call to Order - 6:00 pm
B. Disclosures
C. Changes to the Agenda
D. Approval of Minutes
D.1 Approval of Minutes(Ruffalo)
E. Public Comments on Non-agenda Items Falling within the Purview and Jurisdiction of the Board
THE BOZEMAN HISTORIC PRESERVATION ADVISORY BOARD OF BOZEMAN, MONTANA
HPAB AGENDA
Wednesday, June 17, 2026
General information about the Historic Preservation Advisory Board is available in our Laserfiche
repository.
If you are interested in commenting in writing on items on the agenda please send an email to
comments@bozeman.net or by visiting the Public Comment Page prior to 12:00pm on the day of the
meeting. At the direction of the City Commission, anonymous public comments are not distributed to
the Board or staff.
Public comments will also be accepted in-person and through Video Conference during the appropriate
agenda items.
As always, the meeting will be streamed through the Commission's video page and available in the
City on cable channel 190.
For more information please contact Sarah Rosenberg, srosenberg@bozeman.net
This meeting will be held both in-person and also using an online video conferencing system. You
can join this meeting:
Via Video Conference:
Click the Register link, enter the required information, and click submit.
Click Join Now to enter the meeting.
Via Phone: This is for listening only if you cannot watch the stream, channel 190, or attend in-
person
United States Toll
+1 669 900 9128
Access code: 973 0055 8356
This is the time to comment on any non-agenda matter falling within the scope of the Historic
Preservation Advisory Board. There will also be time in conjunction with each agenda item for
public comment relating to that item but you may only speak once per topic. Please note, the
Board cannot take action on any item which does not appear on the agenda. All persons
addressing the Board shall speak in a civil and courteous manner and members of the audience
1
F. Action Items
F.1 Work Session to Continue Discussion of Landmark Program Eligibility Criteria and Demolition
Regulations(Burke)
G. FYI/Discussions
H. Adjournment
shall be respectful of others. Please state your name, and state whether you are a resident of the
city or a property owner within the city in an audible tone of voice for the record and limit your
comments to three minutes.
General public comments to the Board can be found on their Laserfiche repository page.
Consider and discuss information from the project team and public comments and provide feedback.
This board generally meets the 3rd Wednesday of the month from 6:00 to 8:00pm
City Board meetings are open to all members of the public. If you have a disability that requires
assistance, please contact our ADA Coordinator, David Arnado, at 406.582.3232.
2
Memorandum
REPORT TO:Bozeman Historic Preservation Advisory Board
FROM:Trenton Ruffalo
SUBJECT:Approval of Minutes
MEETING DATE:June 17, 2026
AGENDA ITEM TYPE:Minutes
RECOMMENDATION:Approve
STRATEGIC PLAN:1.1 Outreach: Continue to strengthen and innovate in how we deliver
information to the community and our partners.
BACKGROUND:None
UNRESOLVED ISSUES:None
ALTERNATIVES:Approve with Corrections
FISCAL EFFECTS:None
Attachments:
052026 HPAB Minutes.pdf
Report compiled on: May 27, 2026
3
Bozeman Historic Preservation Advisory Board Meeting Minutes, 05.20.26
Page 1 of 2
THE HISTORIC PRESERVATION ADVISORY BOARD MEETING OF BOZEMAN, MONTANA
MINUTES
May 20th, 2026
General information about the Historic Preservation Advisory Board is available in our Laserfiche
repository.
A) 00:02:09 Call to Order - 6:00 pm
00:02:28 The Board acknowledges May is Historic Preservation month
Present: Danielle Nicholas, Chelsea Holling, Ashley Wilson, Michael Wiseman
Absent: None
Excused: Allyson B Brekke, James Webster, Mitchell Korus
B) 00:03:12 Disclosures
C) 00:03:14 Changes to the Agenda
D) 00:03:19 Approval of Minutes
D.1 00:03:24 Approval of Minutes
04152026 HPAB Minutes.pdf
00:03:28 Motion to approve Approve
Michael Wiseman: Motion
Ashley Wilson: 2nd
00:03:36 Vote on the Motion to approve Approve The Motion carried 4 - 0.
Approve:
Danielle Nicholas
Chelsea Holling
Ashley Wilson
4
Bozeman Historic Preservation Advisory Board Meeting Minutes, 05.20.26
Page 2 of 2
Michael Wiseman
Disapprove:
None
E) 00:03:50 Public Comments on Non-agenda Items Falling within the Purview and
Jurisdiction of the Board
F) 00:04:53 Action Items
F.1 00:04:55 Work Session on Phase II of the Local Landmark Project
Bozeman Local Landmark Report_Pages 36-51.pdf
00:05:53 Deputy Director of Community Development Rebecca Harbage presents to the Board
00:52:35 Consultant Adrienne Burke addresses the Board regarding the Local Landmark program
01:44:30 Member Nicholas leaves the meeting - meeting no longer has a Quorum
01:44:30 Meeting continues as an informal discussion
G) 01:52:38 FYI/Discussions
H) 01:52:39 Adjournment
This board generally meets the 3rd Wednesday of the month from 6:00 to 8:00pm
5
Memorandum
REPORT TO:Bozeman Historic Preservation Advisory Board
FROM:Rebecca Harbage, Deputy Director Of Community Development
Erin George, Director of Community Development
SUBJECT:Work Session to Continue Discussion of Landmark Program Eligibility Criteria
and Demolition Regulations
MEETING DATE:June 17, 2026
AGENDA ITEM TYPE:Citizen Advisory Board/Commission
RECOMMENDATION:Consider and discuss information from the project team and public
comments and provide feedback.
STRATEGIC PLAN:1.2 Community Engagement: Broaden and deepen engagement of the
community in city government, innovating methods for inviting input from
the community and stakeholders.
BACKGROUND:The City of Bozeman is updating its Historic Preservation Program, including
development of a new Local Landmark Program and revision of Municipal
Code sections related to the Neighborhood Conservation Overlay District
(NCOD). In 2023, after a competitive procurement process, the City selected
Community Planning Collaborative (CPC) to assist with the project. The Local
Landmark Project was divided into two phases. Phase I consisted of
research, community engagement, and data analysis culminating in a final
report outlining recommendations. The Phase I Report was reviewed and
discussed by HPAB before being adopted by City Commission in May 2025.
The full report may be viewed online through the Local Landmark Project
page on Engage Bozeman.
The project team is now in Phase II, which focuses on implementing some of
the Phase I recommendations. At the June 17 meeting, the Historic
Preservation Advisory Board (HPAB) will review discuss and provide input
regarding two of the recommendations:
1. Development of a Local Landmark Program. The Program is intended
to provide criteria and a process through which property owners may
nominate and the City may recognize places of local importance that
may not qualify for national designation. The project team will discuss
draft code language (included in this agenda packet) addressing
program purpose statements as well as the criteria that must be met
to be eligible for recognition as a landmark.
2. Demolition Code Revisions. Demolition regulations are part of
6
Bozeman's current Historic Preservation Program and are located
within 38.240.020.H through L. Such regulations must balance
constitutionally-protected property rights with the need to ensure
historic buildings are safe and preserved when possible. The project
team will share an overview of the purpose and limitations of
demolition policy, provide an update on the number and type of
demolitions within the NCOD in recent years, and hear feedback from
HPAB and the public about what's working and what could be
improved in the City's existing regulations. To prepare, HPAB
members and attendees are encouraged to read the existing
demolition regulations (included in this agenda packet) prior to the
meeting.
The City's consultant CPC will participate virtually to address questions and
provide context based on their research of historic preservation programs in
other municipalities.
UNRESOLVED ISSUES:None
ALTERNATIVES:As provided by the Board.
FISCAL EFFECTS:Funding for this project was included in the FY25-26 biennial budget.
Attachments:
Draft Landmark Purpose & Criteria.pdf
Current Chapter 38 Demolition Regulations.pdf
Report compiled on: June 9, 2026
7
DRAFT – FOR DISCUSSION PURPOSES ONLY JUNE 9, 2026
Landmark Preservation Program
Purpose and Policy
A. The purpose of the landmark program is to connect the community to its heritage by
identifying and recognizing sites and districts that possess significant documented historic and
cultural value and foster a sense of identity and place.
B. The protection, maintenance, and enhancement of sites and districts of historic, architectural,
archaeological, or cultural significance are found to promote the health, safety, and welfare of
current and future generations through enhanced civic pride, well-being, and prosperity.
C. Consistent with the constitution and laws of the state, implementation of this article must
balance private property rights, public services and infrastructure, the human environment,
natural resources, recreation, and a diversified and sustainable economy.
Landmark Criteria
To be designated as a landmark, a building, structure, object, site, or area must be found,
through the procedures outlined in Section ________, to possess significance to the City of
Bozeman, the State of Montana, or Tribal communities within the region, and retain sufficient
characteristics to convey that significance.
A resource may be designated as a landmark if it is:
a) Fifty (50) years or older at time of consideration; and
b) Retains sufficient physical, spatial, artistic, environmental, cultural, or intangible
characteristics to convey its significance; it is not necessary for a resource to retain all
historic characteristics or features, provided that sufficient characteristics remain to
convey its significance. In evaluating this criterion, consideration may be given to:
1. Retention of location;
2. Design features and overall form;
3. Setting and surroundings;
4. Historic materials;
5. Workmanship or craftsmanship;
6. Artistic, spatial, cultural, or intangible qualities; or
7. Direct associations with significant persons, groups, events, or activities; and
c) Meets one or more of the following eight (8) criteria:
1. Aspect of Heritage or Culture. The resource is associated with an era, tradition, belief
system, cultural practice, artistic expression, or a social or cultural movement that
contributes to an understanding of Bozeman's heritage, identity, customs, values, or
ways of life;
8
DRAFT – FOR DISCUSSION PURPOSES ONLY JUNE 9, 2026
2. Events or Activities. The resource is associated with significant events, activities,
movements, or periods that exemplify broad patterns of cultural, political, economic,
social, or community history in Bozeman, Montana, or the nation;
3. Persons or Groups. The resource is associated with individuals, families,
organizations, communities, or groups that have made significant contributions to
cultural, historic, architectural, archaeological, or related aspects of heritage in
Bozeman, Montana, or the nation;
4. Townscape. The resource contains, represents, or is associated with distinctive
elements that contribute to the identity, character, or sense of place of Bozeman, a
neighborhood, or community;
5. Design or Construction. The resource embodies distinctive characteristics of an
architectural, engineering, construction, or design type, style, period, technique, or
method;
6. Landscape. The resource exemplifies a landscape feature, design, cultural
landscape, or development pattern distinguished by innovation, rarity, uniqueness, or
quality of design or detail;
7. Tradesperson or Creative Achievement. The resource represents the work of a
master builder, engineer, architect, designer, artist, craftsperson, or other individual
whose work demonstrates exceptional skill, creativity, or influence; or
8. Theme. The resource represents an important cultural, historic, architectural,
archaeological, or related theme.
9
ARTICLE 2 - ZONING DISTRICTS
ORD. 2151 ADOPTION DRAFT | DECEMBER 16, 2025 UNIFIED DEVELOPMENT CODE | BOZEMAN, MONTANA 2-51
contemporary zoning standards. In order to encourage restoration, rehabilitation and appropriate
new construction activity that would contribute to the overall historic character of the community,
deviations from underlying zoning requirements may be granted as described in 38.760. The criteria
for granting deviations from the underlying zoning requirements are:
1. Modifications must be more historically appropriate for the building and site in question and the
adjacent properties, as determined by the standards in 38.240.020.E, than would be achieved
under a literal enforcement of this chapter;
2. Modifications will have minimal adverse effects on abutting properties or the permitted uses
thereof; and
3. Modifications must assure the protection of the public health, safety and general welfare.
Approvals may be conditioned to assure such protection, and such conditions may include a
time period within which alterations will be completed; landscaping and maintenance thereof;
architectural, site plan and landscape design modifications, or any other conditions in conformity
with the purpose set forth in this section.
H. Review of demolition or movement of historic structures or sites.
1. The demolition or movement of any structure or site must be subject to the provisions of this
article. This process applies to:
a. Historic properties and sites, as defined in article 8.
b. Non-historic properties per 38.240.020.J.
c. Unsafe structures whether historic or non-historic per 38.240.020.K. The provisions for
unsafe structures take priority over other provisions for demolition.
2. An application to move or demolish a structure subject to this article must follow the applicable
review procedures.
3. Optional provisional review of demolition. A property owner may request provisional review of
the proposed demolition of a structure subject to this article prior to submittal of a certificate of
appropriateness application for seeking demolition of the structure. The director of community
development may establish criteria for the application for provisional review of demolition.
Provisional review is advisory only and does not constitute approval to demolish a structure.
Provisional review must consider:
a. The property's historic significance and a neighborhood's historical significance.
b. Whether the structure has no viable economic life remaining. "No viable economic life
remaining" means the costs of repair and/or rehabilitation to bring the structure to a habitable
condition as established by the applicable technical codes in article 10.02, exceed the costs
of demolition and redevelopment to minimum standards with a building of the same type and
scale.
10
ARTICLE 2 - ZONING DISTRICTS
2-52 UNIFIED DEVELOPMENT CODE | BOZEMAN, MONTANA ORD. 2151 ADOPTION DRAFT | DECEMBER 16, 2025
I. Demolition or movement of a historic structure or site.
1. Certificate of appropriateness (COA) for demolition and subsequent development.
Approval of the proposed subsequent development is required for all historic structures proposed
for demolition and for the proposed movement of any structure or site.
2. Public notice.
Proposals for demolition of historic properties within the city limits require public notice. Notice
of application(s) must be provided in accordance with 38.730.
3. Criteria.
The review authority must consider the following factors in evaluating applications for demolition
or movement of a historic structure or site and subsequent redevelopment:
a. The property's historic significance.
b. Whether the structure has no viable economic life remaining. "No viable economic life
remaining" means the costs of repair and/or rehabilitation to bring the structure to a habitable
condition as established by the applicable technical codes in article 10.02, exceed the costs
of demolition and redevelopment to minimum standards with a building of the same type and
scale.
c. Whether the subsequent development complies with 38.240.020.E.
d. Whether the subsequent development includes construction of new building(s) unless the
existing character of the area does not include buildings.
e. Subsequent development requires a building permit and does not include proposals which
leave the site without building(s) or structure(s).
Notwithstanding the above, for projects proposing the removal of a historic structure, which do
not qualify for sketch plan review pursuant to 38.740.060, the review authority may determine
the proposed subsequent site development is more appropriate for the site based on the criteria
4. Review process.
a. Application.
Upon application for a COA for demolition and subsequent development the review authority
may:
(1) Grant preliminary or final approval of the demolition with standard contingencies and/or
project specific conditions.
(2) Deny the COA application.
11
ARTICLE 2 - ZONING DISTRICTS
ORD. 2151 ADOPTION DRAFT | DECEMBER 16, 2025 UNIFIED DEVELOPMENT CODE | BOZEMAN, MONTANA 2-53
b. COA approval.
(1) Preliminary COA approval.
After preliminary approval with contingencies or conditions requiring follow up work,
the applicant may apply for final COA approval and must demonstrate compliance with
development standards and completion of contingencies and conditions, including
documentation. The review authority must approve the COA for demolition and
subsequent development.
(2) Final COA approval.
If the submitted application materials demonstrate compliance with development
standards and completion of contingencies and conditions, including documentation,
the review authority must approve the COA for demolition and subsequent development.
c. Stay of issuance.
If an application for demolition or moving is denied due to failure to meet 38.240.020.I,
issuance of a demolition or moving permit must be stayed for a period of two years from
the date of the denial in order to allow the applicant and city to explore alternatives to the
demolition or move, including, but not limited to, the use of tax credits or adaptive reuse. The
two-year stay may be terminated at any point in time if an alternate proposal is approved
or if sufficient additional evidence is presented to otherwise satisfy the requirements of this
section.
(1) Early termination of two-year stay. An owner of property subject to a stay under this
section may seek early termination of the stay if the owner demonstrates s/he has
actively and in good faith sought alternatives to demolition. These alternatives may
include but are not limited to: listing the property for sale as a historic property; actively
seeking input from neighborhood groups and interested parties; exploring alternative
funding sources for stabilization and/or reconstruction; and offering the property for
relocation.
(2) If, upon expiration of the two-year stay of demolition, no alternate proposals have been
approved or sufficient evidence has not been presented to otherwise terminate the stay,
an application for a demolition permit may be presented to the city pursuant to chapter
10, article 3 or 4 of this Code. If all requirements of the demolition permit are satisfied,
including documentation of the structure to be moved or demolished and the review
authority has approved the subsequent development and has issued a building permit for
the subsequent development, a demolition permit pursuant to chapter 10, article 3 or 4
must be granted and no other proceedings under this chapter are required.
(3) The two-year stay does not begin to run if denial of a COA to demolish a historic
structure or site is based on the failure of the applicant to make a complete and adequate
submittal or to propose a subsequent treatment which complies with the standards of
this chapter.
12
ARTICLE 2 - ZONING DISTRICTS
2-54 UNIFIED DEVELOPMENT CODE | BOZEMAN, MONTANA ORD. 2151 ADOPTION DRAFT | DECEMBER 16, 2025
d. Standard requirements.
(1) Subsequent development of the site must receive zoning approval, building permit
approval, and pay all related fees prior to issuance of a demolition permit.
(2) Documentation of the structure must be completed and submitted to the historic
preservation officer and deemed complete and adequate prior to issuance of a
demolition permit per 38.240.020.L.
(3) The review authority may require a developer to enter into a development agreement
with the city at the time of issuance of a certificate of appropriateness authorizing
demolition of all or part of a historic structure in the neighborhood conservation overlay
zoning district or in a designated historic district. The development agreement may
provide for conditions of demolition, timing of reconstruction, and may require the
developer to post a surety bond naming the city as a beneficiary for not more than 10 %
of the costs of the overall reconstruction budget as a guarantee that construction of the
replacement structure will commence promptly upon completion of the demolition. This
requirement is in addition to any other requirement of this code.
J. Demolition or movement of a non-historic structure or site in the NCOD.
1. Certificate of appropriateness (COA) for demolition and subsequent development.
Required for all properties proposed for demolition or movement of any structure or site.
Subsequent development does not include proposals which leave the site without building(s) or
structure(s).
2. Public notice.
Notice must be provided in accordance with 38.730.
3. Criteria.
a. The applicable criteria are the COA criteria of 38.240.020.E.
b. The subsequent development must include construction of new building(s) unless the
immediately prior character of the area did not include buildings.
4. Review process.
a. Application.
Upon application for a COA for demolition and subsequent development the review authority
may:
(1) Grant preliminary or final approval of the demolition with standard contingencies and/or
project specific conditions.
(2) Deny the COA application.
13
ARTICLE 2 - ZONING DISTRICTS
ORD. 2151 ADOPTION DRAFT | DECEMBER 16, 2025 UNIFIED DEVELOPMENT CODE | BOZEMAN, MONTANA 2-55
b. COA approval.
(1) Preliminary COA approval.
After preliminary approval with contingencies or conditions requiring follow up work,
the applicant may apply for final COA approval and must demonstrate compliance with
development standards and completion of contingencies and conditions, including
documentation. The review authority must approve the COA for demolition and
subsequent development.
(2) Final COA approval.
If the submitted application materials demonstrate compliance with development
standards and completion of contingencies and conditions, including documentation,
the review authority must approve the COA for demolition and subsequent development.
c. Standard requirement.
Subsequent treatment of the site must receive zoning approval prior to issuance of a
demolition permit. Subsequent treatment may include replacement with a new building,
integration of the area into a larger site which will support future development, or reclamation
of the site to a safe, graded condition where stormwater runoff and weeds are controlled and
landscaping is reestablished.
K. Demolition or movement of an unsafe structure whether historic or non-historic.
1. Certificate of appropriateness (COA) for demolition and subsequent development.
Upon application and the chief building official's determination that the property is unsafe, the
review authority may approve demolition and subsequent development. Subsequent
development for an unsafe structure may be its replacement with a new building, integration of
the area into a larger site which will support future development, or reclamation of the site to a
safe, graded condition where stormwater runoff and weeds are controlled.
2. Public notice.
Notice must be provided in accordance with 38.730.
3. Nuisance.
The demolition of unsafe properties/structures may be subject to the public nuisance abatement
provisions of chapter 16, article 2 of this code. Upon the chief building official's determination
that the property is unsafe and declaration of a public nuisance if the property owner does not
resolve the unsafe condition, the review authority must give final approval on a COA, which may
be initiated by the city, and the demolition permit will be issued so the city may abate a nuisance.
4. Initiation.
The provisions of this section may be initiated by a land owner; or by the city in accordance with
chapter 16, article 2.
14
ARTICLE 2 - ZONING DISTRICTS
2-56 UNIFIED DEVELOPMENT CODE | BOZEMAN, MONTANA ORD. 2151 ADOPTION DRAFT | DECEMBER 16, 2025
L. Documentation and administrative procedures.
1. Documentation.
All structures or sites approved for demolition or moving must be fully documented.
a. The director of community development must establish by administrative order rules for
documentation of non-historic and historic properties. This documentation must be created
by a professional who satisfies professional qualification standards for History, Archeology or
Architectural History, as established by the National Park Service and published in the Code of
Federal Regulations, 36 CFR Part 61.
b. Documentation may be submitted as early in the process as the property owner desires to
support the requested action, and to further the consideration and review of the request, but
not later than prior to issuance of a building permit.
2. Application.
A building permit application, in accordance with applicable codes and requirements, must be
submitted and approved before any demolition or construction is allowed.
3. Fees.
a. All fees and charges applicable to review of the request for demolition and construction of
the subsequent development (e.g. parkland, water rights, impact fees) must be paid prior to
issuance of a building or demolition permit.
b. When required by the city, this must include a financial security in a form approved by the
city attorney ensuring completion of the demolition and reclamation of the site to a safe
condition.
4. Reconstruction as remedy.
In addition to the remedies in 38.700, the owner of any structure or site that is demolished or
moved contrary to the provisions of this section, and any contractor performing such work, may
be required to reconstruct such structure or site in a design and manner identical to its condition
prior to such illegal demolition or move, and in conformance with all applicable codes and
regulations.
M. Safe condition and good repair.
Each property or structure located in the conservation district must be maintained in safe condition
and good repair as required in sections 16.02.030 and 16.02.040. Nothing in this section must be
construed to prevent normal maintenance and repair of any exterior feature of any historic structure
which does not involve a building permit. Interior arrangements or alterations to the interior of a
building must not be subject to this requirement.
15