BILLINGS CITY COUNCIL BULLETIN // nov.10.2025

// THIRD TIMES THE CHARM: HARDWARE BUILDING TIF RETURNS

Tonight, City Council will vote on re-approving a $745,000 tax increment financing (TIF) award for the Old Billings Hardware Building project after delaying a re-approval decision during their September 8th meeting, at the time three years hence the initial application approval.


The planned historic mixed-use development at 2802 Montana Avenue will transform a vacant building into 24 workforce housing units plus ground-floor commercial space. Since the September delay, the project has cleared some major hurdles.


The project received unanimous re-approval from the Downtown Billings Partnership (DBP) in late September and the developers are prepared to sign a development agreement.


What's new news?

Since the September meeting:


  • The National Park Service granted unconditional Part II Historic Tax Credit approval on October 17—meaning the project qualifies for federal tax credits without requiring any changes to drawings or documents.
  • Construction documents reached 90% completion last month with developers submitting the package to their general contractor on October 26 for updated cost estimates and final bidding.
  • The Downtown Billings Partnership (DBP), responsible for vetting and approving TIF applications, unanimously re-approved the application at their September 19th meeting.


Notable Quotables from Sept 8th Council meeting

Council Member Aspenlieder: "My concern is that this obligation continues to show on the downtown TIF and we keep moving it back and moving it back, but it still shows as an obligation."


Mayor Bill Cole: "This is a great project and I think we all know it's a great project in a critical part of downtown. But there has to be money to complete the project."


Project graphic

A graphic with preliminary cutaway image we included with our 2022 Council Bulletin highlighting this project. 

Why it matters: Crime prevention & housing

Downtown Billings needs more housing supply to meet market demand and interest, and this project adds 24 units in the urban core.


  • Billings has a substantial number of folks who work downtown everyday but absent housing and 24/7 downtown residents our businesses miss out on potential shoppers and patrons

 

The development activates a long-vacant historic building that currently contributes little to downtown vibrancy or public safety.


  • More people living downtown = more "eyes on the streets"
  • Natural surveillance deters would-be criminals and is a key component in Crime Prevention Through Environmental Design (CPTED), which is a cost-effective way to improve safety without adding government costs.

 

Timeline

  • September 12, 2022: City Council initially approved TIF application

...

  • September 8, 2025: City Council delayed vote on TIF extension
  • September 19, 2025: DBP re-authorizes TIF application
  • October 17, 2025: project received NPS tax credit approval
  • November 10, 2025 (tonight): Council vote on TIF re-approval
  • Within 60 days of approval: Developer signs development agreement
  • Fall 2026: Project completion anticipated
  • FY27: First TIF reimbursement payment expected
  • Years 2-5: Remaining annual reimbursement payments of $149,000 each

 

By the numbers:

  • TIF funding request: $745,000
  • Project cost (without land cost): $8.6 million total project ($6.6 million construction)
  • Ratio of private to public funds: 11:1
  • Adding tax base: Property value increases from $374,778 to $4.3 million; annual taxes rise from $10,000 to $54,000
  • Housing units: 24 total (12 one-bedroom, 12 two-bedroom)

 

Follow the Money

TIF funding can only be used toward certain expenses outlined in state statute. Below is a table outlining the qualifying expenses (QEs) for the project, which was submitted in 2022.



  • Of note: the project cost has increased since then, but the TIF request remains the same.

The bottom line:

This project adds critical housing inventory in downtown's core while generating five times more annual property tax revenue. It transforms a vacant historic building into a downtown safety, housing, and tax-generating asset, and it's a piece of the puzzle for improving our downtown and helping our businesses thrive. 

 

// BUSINESS MEETING AGENDA - 5:30 p.m. - BILLINGS CITY HALL

In this section, we will include the meeting agenda for you to view. Clicking on the items will take you to more information. No need to read it all, but if something catches your eye, be sure to check it out.


COURTESIES:

  • Citizens Hero Awards

 

PROCLAMATIONS: 


COUNCIL REPORTS: 


ADMINISTRATOR REPORTS - CHRIS KUKULSKI 


PUBLIC COMMENT on “NON-PUBLIC HEARING” Agenda Items: 1, 3 and 4 ONLY. Comments are limited to three (3) minutes or as set by the Mayor.


1. CONSENT AGENDA -- Separations: 


A. Mayor Cole recommends that Council confirm the following appointments:

B. Bid Awards: 

1. Snow Plowing on Local Streets. (Opened 10/21/25) Recommend awarding all contractors.  


C. Agreements with Downtown Billings Partnership, BIRDworks and South Billings Urban Renewal Association. 


D. Amendment No. 4, Airport Automobile Parking Concession Agreement; SP Plus, LLC. 


E. Amendment No. 31, Airline Ticket Counters and Installation of a New Baggage Inspection System; Morrison-Maierle. 


F. Change Order No. 7 to W.O. 19-12: West End Reservoir Project, GC/CM Contract; Dick Anderson Construction, Inc. 


G. Final Acquisition of 123.52 acres from Dr. Morledge Family, LLC, for the Airport. 


H. FY25 Law Enforcement Mental Health and Wellness Act (LEMHWA) Grant. 


I. Donation to Parks and Recreation Department from BSEDA and Pedal United for bicycle pump track at Coulson Park. 


J. Donation to the City from Anne and Bill Cole for Christmas tree and wreaths at City Hall. 


K. Donation to the City's Anti-Graffiti Fund from Anne and Bill Cole for 6th Street Underpass mural project. 


L. Donations to Police Department from various donors.  


M. Donation to Billings Public Library from Friends of the Library for Co+Lab. 


N. Final Plat of L.J. Wells Subdivision. *Quasi-Judicial  


O. Resolution allocating $7,500 Council Contingency for an open house for new City Hall.  


P. Second/Final Reading Ordinance expanding the boundaries of the South Billings Boulevard Urban Renewal District (SBBURD) and adopting a modified Urban Renewal Plan. 


Q. Bills for the Weeks of: 

1. September 30, 2025 

2. October 8, 2025 

3. October 13, 2025  



REGULAR AGENDA: 


2. PUBLIC HEARING AND RESOLUTION approving and adopting FY2026 Budget Amendments. Staff recommends approval. 


3. TAX INCREMENT FINANCING ASSISTANCE from the Downtown Urban Renewal TIF District for Old Billings Hardware Development Venture, LP for its mixed use project at 2802 Montana Avenue, up to $745,000. Downtown Billings Partnership (DBP) Board recommends approval.


4. NOMINATION AND ELECTION OF DEPUTY MAYOR. Staff recommends Council nominate and elect a Deputy Mayor.


PUBLIC COMMENT on “NON-AGENDA ITEMS”. Comments are limited to 3 minutes or as set by the Mayor.


COUNCIL INITIATIVES: 


ADJOURN:

 

// WATCH THE MEETING ON COMMUNITY 7 TELEVISION

 
 

// CITY ADMINISTRATOR WEEKLY REPORT

City Administrator Chris Kukulski began the routine of sending a weekly report every Friday to City Council and department heads with the intent to, "communicate the highlights of the past week and any critical issues coming up." The most recent CA Report includes updates on:


  • Details from staff leadership retreat
  • Amend Rec Campus update
  • And much more...
 

// GET MORE INVOLVED IN YOUR COMMUNITY

Below are some additional public meetings being held this week, along with information about when and where to attend.


🔸 Monday, November 10th (250th Marine Corps Birthday!)


Energy and Conservation Commission Meeting

3:00 - 4:00 pm, 2251 Belknap Ave. 


🔸 Wednesday, November 12th


City Council Budget and Finance Committee

9:00 - 11:00 am, Rimrock Room, 5th Floor, New City Hall, 316 N. 26th St.


Parks & Recreation Board Meeting

11:00 - 1:00 pm, Rose Park Pool Bldg, Conf. Room, 1600 21st St. W.


City Council Legislative and Local Affairs Committee

9:00 - 11:00 am, Rimrock Room, 5th Floor, New City Hall, 316 N. 26th St.


🔸 Thursday, November 13th


Billings Tourism Business Improvement District

8:30 - 10:00 am, Billings Chamber of Commerce, 815 S. 27th St.


Library Board Meeting

12:00 - 1:00 pm, Billings Public Library, 2nd Floor, 510 N. Broadway.


HomeFront Housing Authority Meeting (Day 1)

12:00 - 1:30 am, HomeFront Offices, 2415 1st Ave. N. (RSVP)


Yellowstone County Consolidated Zoning Commission

4:00 - 5:30 pm, Council Chambers, 5th Floor, New City Hall, 316 N. 26th St.


🔸 Friday, November 14th


HomeFront Housing Authority Meeting (Day 2)

12:00 - 1:30 am, HomeFront Offices, 2415 1st Ave. N. (RSVP)


 

// THE SQUEAKY WHEEL

 
 

(click to enlarge)

 

(Your email will be publicly available, similar to those you can read by clicking the button above.)

 

// BOARD & COMMISSION OPENINGS

"It takes a little time and commitment, but it's incredibly rewarding to give back to our community which has given us so much." 

-- Greg McCall, Zoning Commission and Owner, McCall Homes

The Mayor's Office is accepting letters of interest to fill the vacancies listed on the city website. For more information on each specific board, visit the city website. City Boards and Commissions are appointed by the Mayor, confirmed by City Council, are advisory only, and members serve without compensation.


Submit applications to: Mayor's Office, PO Box 1178, Billings, MT 59103-1178.


The DEADLINE for applications is November 10, 2025.

(the following openings are still listed after the deadline)

BOARD OPENING (SEATS)

Animal Control Board (3)

Bike & Pedestrian Advisory Cmte (1)

Billings BID (2)

Billings Parking Board (4)

Board of Adjustments (7)

Board of Appeal (2)

Citizens Police Advisory Board (7)

Community Development Board (1)

Downtown Revolving Loan Cmte (1)

Downtown Revolving Loan Cmte (2)

Downtown Revolving Loan Cmte (1)

Downtown Revolving Loan Cmte (1)

Exchange City Golf Board (1)

Housing Authority (1)

Human Relations Commission (2)

Library Board (4)

Parks/Rec/Cemetery Board (3)

Public Works Board (2)

REQUIREMENTS

Must live in Billings

Must live in Billings

Must own land in BID District

Must live in Billings

Must live in Billings

Must live in Billings

Must live in Billings

Must live in Billings (Low-Mod)

City of Billings Employee

Commercial Lenders-Local Bank

BSED Board / Employee

DBA Member

Must live in Billings

Live in 10-mi. radius of Billings

Must live in Billings

Must live in Billings

Must live in Billings

Must live in Billings

 

// IN CASE YOU MISSED IT - AI SUMMARY OF LAST WEEK'S MEETING

In this section we re-visit last week's meeting, providing:


  • an AI summary (YouTube transcript analyzed by Claude's Sonnet 4.5) 
  • links to the Community 7 video 


We'll revise and edit when necessary for clarity, brevity, and to avoid inaccuracies, which are sure to happen on occasion. And, considering the difficulty Council has had with audio feeds, it's likely that some comments or segments of the meeting will be missed in the video transcript.


BILLINGS CITY COUNCIL WORK SESSION - NOVEMBER 3, 2025


Overview

The Billings City Council held a work session on November 3, 2025, to discuss three major items: codifying HB231 levy adjustments, the FY2027 Technology Replacement Plan, and the FY2027-FY2031 Capital Improvement Plan. The meeting featured robust debate on fiscal policy, infrastructure priorities, and funding mechanisms. Council made several significant decisions regarding the Capital Improvement Plan, removing the 21st Street underpass project and the Fifth Avenue corridor project while changing the funding source for the evidence facility lot expansion. Discussions centered on balancing community needs, maintaining existing infrastructure, and planning for future growth.


Actions and Votes Taken

Item 1: Codify HB231 (2025) Levy Adjustments

[26:46] Motion made by Council Member Tom Rupsis (seconded by CM Shaw) to direct staff to bring back an ordinance codifying the proportional allocation of additional mills from HB231 according to voter-approved levy categories (library, transit, public safety).

Result: Motion FAILED

  • Voting in favor: Council Members Rupsis, Cole, Gulick, Shaw (4 votes)
  • Voting in opposition: All other council members present (5+ votes)


Item 3: FY2027-FY2031 Capital Improvement Plan

21st Street Underpass Removal

[1:23:30] Motion made by Council Member Mike Boyett (seconded by CM Aspenlieder) to remove the 21st Street underpass project from the CIP

[1:30:32] Vote taken.

Result: Motion PASSES

  • Voting in favor: Council Members Aspenlieder, Kennedy, Boyett, Tidswell, Rogers, Owen, and Rupsis (7 votes)
  • Voting in opposition: Mayor Cole, and Council Members Shaw, Gulick, and Neese (4 votes)


Evidence Facility Lot Expansion - Funding Source Change

[1:38:43] Motion made by Council Member Kendra Shaw (seconded by CM Gulick) to keep the evidence facility lot expansion project in the CIP but change the funding source from South TIF to general fund (or as recommended by finance director).

[1:46:28] Vote taken.

Result: Motion PASSES

  • Voting in opposition: Council Members Aspenlieder, Kennedy, Neese (3 votes)
  • Voting in favor: All other council members present (8 votes)


Cottonwood Park Phase 1 Addition

[1:48:19] Motion made by Mayor Bill Cole (seconded by CM Rupsis) to add Cottonwood Park Phase 1 to the FY27 CIP with funding from cash-in-lieu dollars, grants, and private donations (not general fund or TIF dollars).

[2:04:03] Vote taken.

Result: Motion FAILS

  • Voting in favor: Council Members Cole, Rupsis, Shaw (3 votes)
  • Voting in opposition: All other council members present (8 votes)


Fifth Avenue Corridor Removal

[2:30:13] Motion made by Council Member Mike Boyett (second made by CM Neese) to remove the Fifth Avenue corridor project from the transportation projects section of the CIP.

[2:37:46] Vote taken.

Result: Motion PASSES (7-4)

  • Voting in favor: Council Members Boyett, Neese, Tidswell, Rogers, Owen, Kennedy, Aspenlieder (7 votes)
  • Voting in opposition: Mayor Cole and Council Members Rupsis, Gulick, Shaw (4 votes)


Council Notable Quotables

[10:02] Council Member Tom Rupsis on addressing HB231: "I think as we went through our budget discussion this year, as we were trying to figure out how to deal with this gift [/sarcasm] that the legislature gave us, there was some confusion on what we can and how we should approach these mills in future years."


[16:53] Council Member Jennifer Owen on addressing HB 231: "All this does is tie our hands and lay the ground for future tax increases. So my recommendation tonight would be that we vote to tell staff to take no further action."


[1:29:33] Mayor Bill Cole on the 21st Street underpass: "I've just been around for long enough that we've had this discussion for eight years. This was an outgrowth of when the 27th Street overpass and underpass failed. We looked for alternatives, plan B, and this became plan B. So we've been discussing it for about eight years and I'm not personally willing just based on eight minutes of conversation to abandon something that has such a long history."


[1:58:37] Council Member Scott Aspenlieder on adding Cottonwood Park: "This is something that, we just, we do not have any line of sight whatsoever to fund in any meaningful way, and this is like trying to bait fish, is what it seems like to me. We're chumming the waters. We're trying to get people drawn in by putting a couple nickels here. So then we're hooked and we can't ever get out of it and we never have the ability to fully develop it and we sit there with a half-baked park with no meaningful infrastructure."


[2:40:54] Mayor Bill Cole on trails maintenance: "I asked our parks director whether it was going to cost $10,000 to maintain a park a year. He couldn't answer the question. And yet we make a boogeyman out of this maintenance issue with zero—zero—data."


Meeting Statistics

Duration: Approximately 2 hours and 55 minutes

Council Members Present: Mayor Bill Cole, Council Members Kendra Shaw, Ed Gulick, Roy Neese, Jennifer Owen, TJ Rogers, Bill Kennedy, Scott Aspenlieder, Daniel Tidswell, Tom Rupsis, Mike Boyett


Public Comment

[1:35] Paul Clark, Southside Triangle resident, spoke about multiple issues:

  • Water quality testing in his backyard showed bacteria, high alkalinity, and conductivity
  • Request for street lamps on the Southside Triangle


[5:07] Steve Shondra, speaking on mixed-use path up North 27th:

  • Current primitive "goat path" exists on south side of guardrail and has likely been there since 1927
  • Hopes for a definitive plan by North 27th Street's 100th birthday in 2027
  • Wants separated path for citizens, MSU Billings students, hospital workers, and visitors


[53:08] George Richards, speaking as President of Firefighters of the State of Montana:

  • Testified about HB231, calling it a "crappy bill"
  • Explained firefighters spent 47 days at legislature working on bills
  • Also noted fire apparatus costs have doubled: trucks that cost $600-700,000 two years ago now cost $1.2-1.3 million and take 2-3 years to get
  • Number of fire truck manufacturers has shrunk from 21 to 7, controlled by 3 companies


[2:08:01] Christie Holderman, spoke twice:

  • First comment: asked about recycling or composting infrastructure
  • Second comment: Advocated for trails, citing recent conference on maintenance and community survey showing strong support
  • Asked "how much is a life worth?" regarding safety benefits of trails for children and active transportation


[2:49:47] Jennifer Strong, Ward 3:

  • Spoke against potential non-discrimination ordinance (NDO) following election
  • Argued NDO would be redundant with Civil Rights Act of 1964
  • Called for ordinance protecting single-sex spaces for women and girls
  • Referenced personal experiences finding males in women's restrooms at local gym and retail store
 

// ADDITIONAL BILLINGS CHAMBER RESOURCES

 
 

// BUSINESS ADVOCACY SPONSORS

 
 

Questions/Comments?

Please don't hesitate to reach out to the Billings Chamber's Business Advocacy Director, Dan Brooks with questions, comments, or to chat about the City Council.





 
Billings Chamber of Commerce | Website
 
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