HomeMy WebLinkAbout12-01-25 Public Comment - R. Hohne - Don’t expand the B-3 zone to East Curtiss between Tracy and Black in the UDC updateFrom:Rich Hohne
To:Bozeman Public Comment
Subject:[EXTERNAL]Don’t expand the B-3 zone to East Curtiss between Tracy and Black in the UDC update
Date:Sunday, November 30, 2025 2:18:02 PM
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Hello Mayor, Deputy Mayor, Commissioners, and Community Development Department:
I am writing to express my strong opposition to the proposed expansion of the B-3 zone to
East Curtiss Street between South Tracy and South Black as part of the UDC update.
My home at 408 S. Black Ave, Bozeman, MT 59715 sits within the South Tracy/SouthBlack National Register Historic District, one of Bozeman’s most intact and character-richresidential areas. The scale, age, and charm of this neighborhood are not only historically
significant—they are the reason many of us chose to live here. Extending a B-3 commercialzone into the middle of this block is incompatible with both the intent of the NCOD and the
lived reality of this residential community.
Why I chose this neighborhood
I bought my home specifically because of:
the proximity to downtown,
the quiet, tree-lined street,
the historic homes and architectural charm,
the strong sense of place and continuity,
and the unique character that sets this block apart from more modern areas of town.
These qualities are fragile. Once commercial zoning pressures enter a district like ours, theydon’t return.
History of 408 S. Black
My home was constructed between 1878 and 1883, built by early Bozeman settler Hiram H.Stone, a historically influential figure who arrived in Bozeman in 1871. Stone’s contributionsincluded farming, mining, stock raising, and land development, most notably the Perkins &Stone addition in northeast Bozeman.
The City’s historical inventory notes that his wife was the first white woman to visitYellowstone National Park, and Stone himself was among the earliest to explore what becamethe nation’s first national park.
This home and its nearly identical neighboring structure once formed a distinctivearchitectural pair on Black + Tracy Avenues.
Condition on purchase + restoration work
When I purchased the property, it had fallen into significant disrepair and was sold strictly“as-is.” Decades of MSU student rentals had resulted in a series of makeshift “updates” thatwere inconsistent with the home’s history, architecture, and structural needs. Restoring the
house required undoing a substantial amount of this non-historic work before any truerenovation could begin.
Since purchasing it, I have:
Returned the house from a duplex back to a single-family home
Removed a non-historic attached carport
Built an ADU designed intentionally to match the historic architecture and scale
Upgraded outdated and unsafe wiring and electrical systems
Replaced the entire heating system
Renovated and re-landscaped the backyard
Made numerous repairs and restorations to preserve the historic integrity of the home
Repaired and restored all of the exterior of the house
This was not cosmetic work—it was structural, safety-driven, and historically thoughtful, all
done to contribute positively to the district’s character. And this was not a short project - theremodel lasted over 13 years as I tackled the extensive project one area at a time as budget
allowed.
Photos of House shortly after purchase:
Current Condition of Home:
Contradiction with the NCOD
The NCOD exists to protect precisely what this zoning expansion threatens. Bozeman’smunicipal code states:
“The intent and purpose of the conservation district designation is to stimulate the restoration and
rehabilitation of structures, and all other elements contributing to the character and fabric of established
residential neighborhoods…”
Expanding B-3 zoning into this block undermines that intent. It invites incompatiblecommercial pressures, increased traffic, and development patterns that erode the stability and
charm of a neighborhood the City has formally recognized as historically important.
In Conclusion
I respectfully urge the Commission to reject the B-3 expansion onto East Curtiss and touphold the preservation goals set out by the City and reaffirmed by generations of
homeowners.
I would welcome the chance to meet or speak directly about this. Please feel free to call or
connect with me—I want to remain a constructive partner in helping guide decisions thatprotect the integrity of this district.
Thank you for your time and consideration.
Sincerely,
Rich Hohne
408 S. Black AveBozeman, MT 59715
406-599-1308rhohne@gmail.com