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HomeMy WebLinkAbout03-11-19 City Commission Packet Materials - A5. Nexus Point Growth Policy AmendmentPage 1 of 15 19-014, Staff Report for Nexus Point Growth Policy Amendment (GPA). Public Hearing Dates: GPA - Planning Board Meeting (Public Hearing): February 5, 2019 at 6:00pm in the City Commission room, City Hall, 121 North Rouse. GPA - City Commission Meeting (Public Hearing): March 11, 2019 at 6:00pm in the City Commission room, City Hall, 121 North Rouse. Project Description: A growth policy amendment to revise the future land use map from Business Park Mixed Use to Residential Use on 20.18 acres. Project Location: The property is located at the west side of S. 19th Avenue, south of Stucky Road and north of W. Graf Street. The property is legally described as the Minor Subdivision 235, S23, T02 S, R05 E, Lot 1, Acres 20, Genesis Business Park Two Annexation, Gallatin County, Montana. Recommendation: Approval with contingencies Planning Board Motion: Having reviewed and considered the application materials, public comment, and all information presented, I hereby move to adopt the findings presented in the staff report and recommend approval to the City Commission of the growth policy amendment application 19-014 with contingencies necessary to complete application processing. City Commission Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby move to adopt the findings presented in the staff report and approve the growth policy amendment with contingencies necessary to complete application processing. Report Date: February 27, 2019 Staff Contact: Sarah Rosenberg, Community Development Associate Planner Agenda Item Type: Action- Legislative EXECUTIVE SUMMARY Unresolved Issues None 315 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 2 of 15 Project Summary The applicant, SM Advisory Group, requests to amend the Bozeman Community Plan (Growth Policy) land use designation from Business Park Mixed Use to Residential Use on one parcel totaling 20.18 acres. The site is south of the unannexed Genesis Business Park and Grace Bible Church, the future site for the Yellowstone Theological Institute is located to the east, and vacant R-4 land to the south. Montana State University is located approximately one mile to the northeast. South 19th Avenue runs north-south on the eastern portion of the site. The property was annexed in 2007. The property was previously designated as Residential and was changed to Business Park when it was anticipated that Oracle, which is located to the north, was going to expand and additional BP zoned property adjacent to the existing campus was needed. Business Park Mixed Use allows for a variety of office uses and technology-oriented light industrial uses along with civic uses. Retail, residential, services, or industrial uses may also be included in an accessory or local service role. This means that accessory uses can occupy 20% maximum of the area which means that residential could only be allowed on the site at 20% or less. Since the anticipated growth of the Business Park never occurred, the applicant is pursuing to allow for the majority of the property to be developed as residential to help accommodate higher density residential that is in close proximity to employment opportunities like Montana State University and Oracle. The development would contain a variety of multifamily housing options and commercial along 19th Avenue. On January 7, 2019, the City Commission approved application 18-449 to approve the Nexus Point zone map amendment to change the current zoning from BP Business Park to R-O Residential Office. It was stated at this hearing that a GPA was being proposed at a later date to accommodate for a proposal to add more residential than what is allowed in the BP zone district. The property was able to change from BP to R-O since R-O is allowed in Business Park Mixed Use, however, the underlying land use category has to change to Residential to allow for more than 20% residential. . The subject property is adjacent to City water and sewer services in the right-of-way of South 19th Avenue. Street improvements to South 19th Avenue are planned with site development. An east west local street connection is also proposed to service the site. Planning Board On February 5, 2019, the Planning Board voted 7-1 recommending approval to the City Commission of the application. Public comment was received with concerns about walkability and the loss of commercial and other services that are allowed with the Business Park Mixed Use land use category. In conjunction with public comment, the Planning Board also expressed concerns with the loss of commercial that comes with the new underlying 316 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 3 of 15 land use category being Residential. Nevertheless, with a commercial node nearby that will add services to the area and the need for more housing to accommodate employers nearby, many Planning Board members expressed support for the motion. It was stated that this project will help support infill development and be a proponent for infrastructure improvements and pedestrian connectivity for future development. The video of the meeting is available at https://media.avcaptureall.com/session.html?sessionid=97577f5a-035d-4fd1-96bd- 17b6a843e4a4&prefilter=654,3835 Resolution of Intent: The City Commission adopted Resolution 5008 on February 11, 2019 declaring their intent to consider the growth policy amendment. Alternatives 1. Approve the application with the recommended contingencies; 2. Approve the application with modifications to the recommended contingencies; 3. Deny the application based on the Planning Board’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................. 1 Project Summary ............................................................................................................... 2 SECTION 1 - MAP SERIES .................................................................................................... 5 SECTION 2 - RECOMMENDED CONTINGENCIES OF APPROVAL ............................... 7 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 12 APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 13 APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 13 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 14 APPENDIX E – ADVISORY COMMENTS ......................................................................... 14 317 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 4 of 15 318 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 5 of 15 SECTION 1 - MAP SERIES Figure 1 Future Land Use Map 319 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 6 of 15 Figure 2 Zoning Map 320 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 7 of 15 SECTION 2 - RECOMMENDED CONTINGENCIES OF APPROVAL If the Planning Board recommends approval of the application, the following contingencies are recommended. Please note that these contingencies are necessary for the City to complete the processing of the proposed amendment. Recommended Contingencies of Approval: 1. The applicant shall submit, within forty-five (45) days of approval by the City Commission, an 8½- x 11-inch or 8½- x 14-inch exhibit titled “2018 NW Corner of Cottonwood and Oak Growth Policy Amendment” to the Department of Community Development containing an accurate description of the property for which the growth policy designation is being amended. The exhibit must be acceptable to the Department of Community Development. 2. The resolution for the growth policy amendment shall not be drafted until the applicant provides an exhibit of the area to be re-designated, which will be utilized in the preparation of the resolution to officially amend the Future Land Use Map of the Bozeman Community Plan. SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS Having considered the criteria established for a growth policy map amendment, Staff recommends approval with contingencies for the application as submitted. The Development Review Committee (DRC) considered the amendment on January 23, 2019. The Planning Board held a public hearing on February 5, 2019 and made a recommendation of approval to the City Commission for the growth policy map amendment. The City Commission will hold a public hearing on the growth policy map amendment on March 11, 2019. The hearing will be held at 121 N. Rouse Avenue, Bozeman. The meeting will begin at 6 p.m. SECTION 4 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. In considering applications for approval under this title, the advisory boards and City Commission shall consider the following criteria. As an amendment is a legislative action, the 321 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 8 of 15 Commission has broad latitude to determine a policy direction. The burden of proof, that the application should be approved, lies with the applicant. To reach a favorable decision on the proposed application the City Commission must find that the application meets all of criteria 1-4 of Section 17.4, Bozeman Community Plan Amendment procedures. In making these findings, they may identify that there are some negative elements within a specific criteria with the final balance being a positive outcome for approval. Section 17.4, Bozeman Community Plan Amendment Criteria. 1. The proposed amendment must cure a deficiency in the growth policy, or improve the growth policy, to better respond to the needs of the general community; Staff first reviewed the proposal for its ability to cure a deficiency. As the City is currently underway in updating the 2009 growth policy, staff included the recent City commissioned study titled Demographic and Real Estate Market Assessment by Economic & Planning Systems, Inc. (EPS) to better understand how the community is changing and establish projections for population growth, housing needs, and land use designations. The EPS report is the most current City data regarding land use needs. This helps to determine if the proposal is curing a deficiency or improving the growth policy through the requested amendment. The EPS study projects needs for different land uses and indicates that the Bozeman market will need 12,700 new housing units from 2017 to 2045, with an average of 500 units being constructed per year until 2030. The study projects that residential land demand will be 151 - 256 acres until 2020 and 477 - 808 acres from 2021 to 2030. Two scenarios for residential land demand were prepared: a baseline scenario that continues the approximate development densities from the last decade, and a more compact development scenario. The baseline scenario, single household detached homes are modeled at 3 units per acre gross density, which translates to a lot size of 7100 square feet (4.3 units per acre net density). The compact development scenario increases gross densities to 5 units per acre for single family household detached homes which is an average lot size of 4300 square feet (roughly 40 to 45 feet side by 90 to 100 feet deep). Multifamily densities are increased from 20 units per acre to 25 units per acre on average. At these densities, the baseline scenario requires 3100 acres of residential land over the next 25 to 30 years. The more compact scenario requires an estimated 1800 acres of residential land (40 percent less). Based on this study, this proposal will help accommodate the need for residential land demand at a higher density as the change in future land use designation enables a greater proportion of housing. The applicant has submitted a concept plan proposing multifamily housing. 322 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 9 of 15 Staff also reviewed the application to determine whether the proposal would result in an improved growth policy which better responds to the needs of the general community. The property is located within close proximity to Montana State University and many other employers. The development would create an opportunity for an infill residential development and provide more housing for students, faculty, and staff of the university. The site is also surrounding by residential designated areas to the south, southeast, and southwest that contains a variety of different residential housing types. A commercial node is located just north of the property which will accommodate commercial services to the adjacent residential properties. Additionally, City services are readily available to the property and the property has access to 19th Avenue, a principal arterial and a local connector will be proposed with the development of the site. Staff finds the proposed modification improves the growth policy to better respond to the needs of the general community by addressing real-world, site specific opportunities and constraints. 2. The proposed amendment does not create inconsistencies within the growth policy, either between the goals and the maps or between different goals and objectives. The 2009 Bozeman Community Plan Growth was created to “proactively and creatively address issues of development and change while protecting public health, safety and welfare.” While the plan outlines goals and implementation strategies to guide development, some conditions and factors have changed in the past nine years, and the intent of the policy is to provide for some flexibility to address these changes. When looking at the GPA proposal only, and not taking any proposed site plan-related development into account, several goals and objectives within the growth policy support this proposal, including: • Objective LU-1.4: Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surround it. o The Growth Policy defines infill as “the development or redevelopment of vacant, abandoned, or underutilized properties which are within developed areas of the City, and where water, sewer, streets, and fire protection have already been developed and are provided. Annexed areas located on the periphery of the City limits shall generally not be considered infill sites.” The property has been annexed in the city since 2007 and is serviced by city services. • Objective LU-4.10: Encourage development throughout Gallatin County to occur within existing municipalities and support the local ability to address and manage change and growth. 323 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 10 of 15 o The proposal to add more residential near major employers and the university helps with achieving this goal. • Objective C-1.3: Support compatible infill within the existing area of the City rather than developing land requiring expansion of the City’s area. o Although this is located near the outskirts of the city boundary, this subject parcel has been annexed in the city since 2007 and is adjacent to current and future development projects of higher density commercial and residential which will help support compatible infill of the south area of Bozeman. • Objective H-1.1 - Encourage and support the creation of a broad range of housing types in proximity to services and transportation options. o The proposal is to bring in a mix of different types of high density housing to the area with a variety of different unit sizes. • Objective G-2.3: Strive to maintain a balanced supply of land for the variety of uses necessary to support a vigorous city. o The Growth Policy recommends that the surrounding area to the south, west, and east be developed as residential. These residential areas will help support the commercial and mixed use development that is proposed and expected to the north. • Objective ED-2.2: Support the preservation of Gallatin County’s historic agricultural character and rural lifestyle. The site specific circumstances including the surrounding land uses, proximity to major transportation infrastructure, and provision of municipal services, as well as the additional residential development that is supported by several goals and objectives, provide a sufficiently compelling case for changing the Business Park Mixed Use designation to Residential. The R-O zone district supports residential infill at a higher density and also allows many non-residential uses either as primary uses or accessory uses. The site is an annexed parcel that is located near compatible development and uses resulting in the preservation of nearby agricultural and rural properties. As stated above, it is also located within close proximity to a commercial node. The development that will occur on the property will follow site specific standards to provide pedestrian connectivity to the commercial node, nearby parks, the university, and other neighboring properties. 3. The proposed amendment must be consistent with the overall intent of the growth policy. The overall intent of the growth policy is to look forward, ensuring that as change occurs, the things that the community values most remain and thrive (page 1-1). See also the vision statement in Section 1.2. The proposed growth policy amendment designates land for residential development that is in demand as the city continues to grow. The site is located 324 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 11 of 15 near compatible land uses, community parks, schools, and established transportation corridors, and served by public facilities. Future development is not expected to compromise any of the community’s best aspects or values, particularly with the controls in place (zoning, subdivision review, utility extension requirements) to manage land use change. 4. The proposed amendment will not adversely affect the community as a whole or significant portion by: a) Significantly altering land use patterns and principles in a manner contrary to those established by this plan, The proposed map amendment will make minor alterations to land use patterns and principles, and is in alignment with the overall goals and intent of the community. The property is already annexed to the City, places more residential development in a desirable location by being close to the university and a commercial center, and will not have expected negative impacts on adjacent properties. b) Requiring unmitigated larger or more expensive improvements to streets, water, sewer, or other public facilities or services, thereby impacting development of other lands, No negative impacts to other lands or the community as a whole are anticipated as a result of the proposed growth policy amendment. The site is within the planned service area for municipal utilities and the capital improvement plan. Future development will require municipal review for impacts and specifics for improvements and connecting to services will be outlined and evaluated at that time. With site development application, it will be required that an east-west roadway connection that connects to 19th will be constructed. It is anticipated that this east- west connection will connect to Arnold Street to the east. This roadway will extend westward to provide better connected transportation services for future development. Appendix E provides early notice to any future developer that there are necessary infrastructure issues to be resolved prior to or concurrently with development. These will be adequately addressed through subdivision and/or site review. Therefore, there will not be adverse impacts from this amendment. c) Adversely impact existing uses because of unmitigated greater than anticipated impacts on facilities and services, No adverse impacts have been identified at this time. The property is located within the City and has access to municipal services. Additional review will occur during site 325 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 12 of 15 development and mitigation of any potentially adverse impacts will be required at that time, as required by municipal code. d) Negatively affect the livability of the area or the health and safety of the residents. Designation of this site as Residential Use is compatible with surrounding land uses and should not negatively affect the livability of the area or the health and safety of residents. The land use change would allow for a community residential opportunities and limited commercial opportunities to meet the expanding demands of the city. Therefore, no negative impacts on livability or health and safety are identified. APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The property is undergoing a Zone Map Amendment. The City Commission approved the Zone Map Amendment for this property from B-P to R-O on January 7, 2019. The property to the north is located in Gallatin County and is zoned R-O. The property to the south is zoned R-4 and is currently vacant. The property to the southeast is zoned R-1 and the property to the northeast is zoned REMU. Adopted Growth Policy Designation: The following designations are applicable to this application. Existing – Business Park Mixed Use. “This classification provides for employment areas with a variety of land uses typified by office uses and technology-oriented light industrial uses. Civic uses may also be included. Retail, residential, services, or industrial uses may also be included in an accessory or local service role. Accessory uses should occupy 20% or less of the planned Business Park Mixed Use areas. These areas are often a buffer between uses, and the scale and intensity should be carefully considered to ensure compatibility with adjacent developments. The developments should provide integrated open spaces, plazas, and pedestrian pathways to facilitate circulation and a pleasant environment. Uses may be mixed both vertically and horizontally with vertically mixed uses being encouraged. Higher intensity uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height or other transitions should be provided to be compatible with adjacent development.” Proposed - Residential. The growth policy states, “This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, 326 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 13 of 15 churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development…All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area.” Future Land Use Map. This map is a synthesis of many different ideas, public input, existing conditions, and existing and desired land use patterns for the future. The map is the visual representation of the land use patterns and ideas discussed in this chapter, and elsewhere throughout this document. The map shows in a very broad manner acceptable uses and locations throughout the community. It does not represent a commitment by the City to approve every development proposed within each category. Neither does a designation indicate that a property is free from constraints to development. The map and other elements of this plan must be weighed and evaluated in conjunction with the specific details of a proposed project which are beyond the scope of this plan but will be addressed through the implementation tools discussed in Chapter 16 and Appendix I. The provisions of any intergovernmental agreement between the City and County regarding land use will influence the final development pattern with the defined planning area. This plan looks at a twenty-year horizon as well as the current situation, so it is to be expected that some areas which are not in conformance with the plan will be identified. This plan recognizes the presence of these uses without specifically mapping or otherwise identifying them. It is desired that these anomalies be resolved over the term of this plan so that the land use pattern identified herein may be completed. APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description A growth policy amendment proposal to revise the future land use map from Business Park Mixed Use to Residential on 20.18 acres plus adjacent public rights-of-way. APPENDIX C – NOTICING AND PUBLIC COMMENT Notice was sent via US first class mail to all owners of property located inside the site and within 200 feet of the perimeter of the site. The project site was posted with a copy of the 327 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 14 of 15 notice. The notice was published in the Legal Ads section of the Bozeman Daily Chronicle on at least 15 days and not more than 45 days prior to the public hearings. The Planning Board public hearing is scheduled for February 5, 2019 and the City Commission public hearing is scheduled for March 11, 2019. Public comment has been received by one individual both in writing and at the Planning Commission on February 5, 2019. The comment and letter were not in protest of the growth policy amendment but to make points about striving development to create more walkable neighborhoods and promote accessibility to services and commercial development in residential areas. The letter is included with the application packet. The City is not able to impose conditions in regards to site specific standards within a Growth Policy Amendment. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: G Force 1 LLP, 1320 Manley Road, Bozeman MT 59715-8779 Applicant: SM Advisory Group, 3661 Jagar Lane, Bozeman MT 59718 Representative: Madison Engineering, 895 Technology Blvd Suite 203, Bozeman MT 59718 Report By: Sarah Rosenberg, Associate Planner APPENDIX E – ADVISORY COMMENTS The following are provided to identify issues that will be addressed at the time of future land development. These issues will be reviewed and required mitigation of impacts will reflect the circumstances and planning documents in existence at the time of review. 1. If they do not already exist upon future development the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to South 19th Avenue including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to West Graf Street including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to Stucky Road including paving, curb/gutter, sidewalk, and storm drainage d. Street improvements to South 27th Avenue including paving, curb/gutter, sidewalk, and storm drainage e. Intersection improvements to South 19th Avenue and West Graf Street f. Intersection improvements to South 19th Avenue and Stucky Road g. Intersection improvements to South 27th Avenue and West Graf Street h. Intersection improvements to South 27th Avenue and Stucky Road i. Intersection improvements to Fowler Lane and West Graf Street 328 19-014, Staff Report for Nexus Point Growth Policy Amendment. Page 15 of 15 The applicant may obtain a copy of the template SID waiver from the City Engineering Department (Griffin Nielsen). The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the applicant agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the SID waiver filed with the County Clerk and Recorder prior to the approval of the zone map amendment. 2. Upon future development the City will review design plans for impacts to public infrastructure. The applicant will need to provide an estimate of the peak-hour sanitary sewer demand in order for the City to verify capacity. The applicant is also advised that the water distribution system currently has low fire flows. The applicant may contact the City’s Water Department to obtain current hydrant flow data. 3. Upon future development, a traffic impact study (TIS) may be required depending on the specific business proposed in the building and the associated traffic demands. The City Engineering Department will need more detail on peak hour traffic generation to determine the need for a TIS. 4. All other comments from Application No. 18449 for the Nexus Point Zone Map Amendment apply. FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this growth policy amendment. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials Public Comment 329 330 331 332 333 334 335 336 337 338 339 340 LETTER TO CITY OF BOZEMAN PLANNING BOARD REGARDING NEXUS POINT REZONING February 4, 2019 Dear City of Bozeman Planning Board, We are writing regarding the zoning map amendment for Nexus Point, Bozeman (3747 S 19th Ave, lot 1 Minor Sub 235). As residents of SW Bozeman, we care deeply about the area and are excited about the potential development. At the same time, we wish to ensure that it is aligned with the needs and goals of both Bozeman and the local community. Cities around the world are striving for more walkable neighborhoods. Other than communities close to Main Street, which is unsurprisingly the most highly-valued real estate in the city given this trend, Bozeman is predominantly car-centered. For example, the large area west of 19th and north of Huffine is almost exclusively residential once you are a few blocks in from these major streets. This means that the residents in this area need to drive for almost all their needs, which adds to traffic congestion in the rest of the city. The traffic on north 19th during rush hour is proof of this. Walkable neighborhoods are not just good for people in those neighborhoods but benefit all city residents by reducing traffic throughout the city. The staff report for this rezoning application quotes the city’s growth policy: “High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile.” Given both the increasing desirability of walkable neighborhoods more generally and the explicit city policy stated above, we believe that the rezoning of Nexus Point should be contingent on an explicit commitment to include a component of retail (such as a coffee shop, boutique grocer and/or local restaurant). Although there is mention of potential commercial development along 19th in the application, it is vague and lacks specifics. We recognize that there is an area west of 19th between Kagy and Stucky (outside the city boundaries according to some maps) that may be developed for retail use in the future, but not only is there a clear trend away from such large areas of commercial development to small pockets of retail close to residential neighborhoods, but this area is simply too far from most of SW Bozeman (and Nexus Point) to be comfortably accessed by pedestrians. In planning the rapidly-growing neighborhood of SW Bozeman, both developers and the city have a great opportunity to make plans that will benefit Bozeman for many years. Commercial development that keeps people out of their cars will be essential for reducing traffic on south 19th in the future, preventing it from becoming as busy as north 19th. SW Bozeman could go the way of NW Bozeman, with everyone starting their day by getting in their cars and driving out of the neighborhood, or it could be a community that provides its residents with several of their needs. The city has the chance to create a desirable, highly- valued neighborhood in SW Bozeman that will benefit its residents, other Bozeman residents through reduced traffic congestion in the city, and developers, who only need to look at downtown Bozeman for the returns associated with walkability. We urge both the Nexus Point developers and the City of Bozeman to be visionary in their planning; we look forward to supporting plans that explicitly include local retail. Sincerely, Andrew Hill (476 Enterprise Blvd, on behalf of Talbach Condos HOA Board) 341