In response to the City of Bozeman’s Unified Development Code (UDC) update, Bozeman residents necessarily became more informed and engaged about the big changes coming their way. Addressing a basic need like housing must also consider public health. The scale of the built environment has a profound effect on human health and psychology. It is paramount for Bozeman to acknowledge these effects, especially in established neighborhoods.

Beginning in October 2022, a core group of neighbors in the Centennial Park area embarked on a community organizing journey. More than 200 volunteer hours culminated in a petition with 148 supporters (including 54% of property owners), a 38-page proposal, and a formal endorsement by the Northeast Neighborhood Association (NENA) membership. Our goal: To convince the City to re-zone our roughly three-by-five block parcel to R-A (instead of R-C) as part of the UDC update. Our zone amendment request through the current UDC process is not unprecedented. Other site-specific zoning changes have already occurred in the proposed UDC, including The Cairns on North Grand Avenue and an area of Broadway Avenue.

We learned a lot about residential zoning districts - both through structured City engagement efforts and independent research. Did you know there is a proposed minimum number of dwellings (in addition to maximums) in each residential zoning district? See more about the UDC update at engage.bozeman.net.

The Centennial Park Neighborhood is in the Imes Addition, a subarea of Bozeman’s formally recognized NENA, and proudly lies within the Neighborhood Conservation Overlay District (NCOD). While all existing neighborhoods across the City deserve predictability and compatibility during redevelopment, neighborhoods within the NCOD have added protections and requirements. These agreed-upon and formalized protections are intended to preserve existing historic buildings, districts, and their settings (including mature trees and shrubs).

The Centennial Park Neighborhood extends from the south side of Tamarack Street to the north side of Peach Street (transitions from East to West at North Tracy Avenue) and from the east side of North 3rd Avenue to the west side of North Bozeman Avenue. Cherished local landmarks – Centennial Park, North Grand Fields, and the Bozeman Senior Center – make this neighborhood an activated space for residents from across our City. In addition, our neighborhood serves as the gateway to, and overflow parking for, the Gallatin County Fairgrounds immediately to the north.

Centennial Park neighbors span multiple generations and diverse socio-economic backgrounds. Together, our homes create a desirable mix of eclectic and comparatively affordable housing types, including examples of historic architecture. People love that our neighborhood is a pleasant place to walk and has what is often referred to as “character.” We enjoy views of the Bridger Mountain Range from Centennial Park Hill, human-scale architecture amongst interesting alleys and boulevards, mature public and private trees and shrubs, and bountiful flower and vegetable gardens – some of which are award-winning.

Life is good in the Centennial Park neighborhood. Our intention is to maintain this quality of life for future generations.

Overwhelmingly, Centennial Park neighbors are for:
Upholding the intent of the NCOD (Bozeman Municipal Code (BMC) 38.340.010).
Respecting existing neighborhood character.
Retaining the current mix of housing types with a future emphasis on Accessory
Dwelling Units (ADUs).
Promoting and retaining naturally-occurring affordable housing for renters and
homeowners alike.
Protecting mature vegetation and solar access.

These values seem to hold true regardless of whether they are homeowners who live here, renters, or property owners whose primary residence is elsewhere. The common vision: “We desire a future that respects and harmonizes with existing, human-scale neighborhood character – including people’s homes, some of which are historic structures – and solar access for plant growth, human health, and energy.”

In 2019, the City hired the consultant Bendon Adams. They reported, “Bozeman’s decision to adopt a Conservation Overlay District that includes the areas between designated Historic Districts was a gutsy solution in 1991 that made Bozeman a pioneer in preservation of neighborhood character, scale, and context. The result 27 years later is well preserved historic districts and neighborhood character that supports a sense of place and a sense of pride for the community.”

For reasons not fully understood, in the six years since the Bendon Adams report, the nearby North Central development was approved by the City. The pattern of preserving neighborhood character that supports a sense of place and pride was broken.

We in the Centennial Park Neighborhood seek a different future – one that is more aligned with the intent of the NCOD and Bendon Adams’ interpretation rather than more recent interpretations by those who designed and/or approved North Central.

Currently, the Centennial Park Neighborhood is zoned R-4 immediately bordering R-2 to the east and south, and R-3 to the south. Proposed zoning demarcates Centennial Park, North Grand Fields, and the Senior Center as Public Lands and Institutions (PLI). The remainder is proposed to be zoned R-C immediately bordering R-A to the east and south and R-B to the south.

In the proposed UDC, R-A and R-B are designated as Residential Low (maximum dwelling units per building is 2 plus ADU = 3) and Residential Low-Medium Density (maximum dwelling units per building = 8), respectively, whereas R-C is designated Medium Density (maximum dwelling units per building = 24).

Three (3), 8 and 24 are widely varying numbers in this context. A stated goal in Bozeman’s Growth Policy is, “Enable a gradual and predictable increase in density in developed areas over time.” By adjusting the zoning of the Centennial Park Neighborhood parcel to R-A in the UDC update now, it will create more continuity and predictability across a relatively localized area within the larger NENA neighborhood.

“Investigating Neighborhood Character in the Northeast Neighborhood of Bozeman, MT” (Cowan et al. 2022) was a culmination of research between NENA, city of Bozeman staff, and Montana State University School of Architecture. The report states, “The data collected here may be used by the city of Bozeman and NENA to develop neighborhood planning tools.” We agree with their assessment that NENA research participants are not “Anti-development” but rather, “Pro-Neighbor Character.” We echo the values of affordability for renters and homeowners, alike, and the social interaction afforded by our current neighborhood layout with sidewalks, porches, alleys, yards and, of course, Centennial Park.

Centennial Park Neighbors desire to have new development that respects the current scale and housing types in our neighborhood. The notion of maintaining neighborhood character and scale is not unique. It is well addressed in the NCOD Guidelines (2015), Bendon Adams report (2019), Cowan et al. (2022), and others. We value the history of our neighborhood, support affordable housing options, and desire the preservation of existing character.

Our collaborative neighborhood organizing effort has been rewarding, and the outpouring of support from within and beyond our parcel boundaries has been affirming. Knocking on doors, conversations at the park, and engaging with our neighbors were a positive byproduct of an otherwise stressful UDC update experience.

Read our full Centennial Park Neighborhood Conservation in Action: A Resident-led Proposal here.

Please send your letter of support to comments@bozeman.net    

Submitted by Angie Kociolek, Beth MacFawn, and Mary Ellen Spogis.