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HomeMy WebLinkAbout04-15-21 Public Comment - J. Cook - Buffalo Run App. 21076From:Joan Cook To:Agenda Subject:#21076 Buffalo Run Comments for the agenda Date:Thursday, April 15, 2021 4:43:06 PM Attachments:#21076 Buffalo Run Comments.docx CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Please provide this public comment to the City Commissioners before the meeting on April20. I have attached the letter below. If I have sent this to the incorrect place, please let me know. Thank you, Joan Cook 4/15, 2021 To: Bozeman City Commissioners From: Joan W. Cook 6115 Fowler Lane, Bozeman, MT RE: Proposed Buffalo Run Annexation and Zone Map Amendment Application #21076, filed2/26/2021, which proposes R-4 high-density zoning Dear Commission Members and Staff, We are all after responsible planning and development. Planning must meet currentplanning codes and policy. Planning must also be guided from both the city and the countyplanning commissions and policies for responsible growth. I have four main concernsprompting my opposition to the R4 High Density Development, Buffalo Run, planned onFowler Lane. 1). Traffic and inadequate infrastructure 2). Dust Control 3). Compatibility with existing agriculture 4). Wildlife habitat and winter migration corridor Terry Cunningham recently wrote in the Bozeman Daily Chronicle “There’s nothingwrong with Bozeman that cannot be cured by what’s right with Bozeman” (April 2, 2021).The Gallatin County Planning Growth Policy (2021) provides descriptive words used in thepublic comment areas for the County Growth plan: clean air, natural beauty, small town feel,open space, agriculture, mountains, uncrowded, peaceful, friendly, relaxed.” These are “whatis right” with Bozeman. Fowler Lane area provides all of these, close to the city, for all toenjoy. My family has lived on Fowler Lane for nearly 45 years. We live ½ mile from the proposed R4 development. Fowler Lane is a gravel road in an agricultural area. I havewatched the city moving closer every year and know that it will come. However, rural/suburban zoning of one home per 20 acres to an R4 development is not compatible. Thisproject has active agricultural lands on three sides. “Active” meaning it is in crop production, not just used as idle ground. Fowler Lane is not the place for high-density zoning. This high density should be where you have been putting it… on 19th and Huffine and other places where the infrastructure exists. Page 14 of the Bozeman 2020 Community Plan states, “The City has adopted land development regulations and policies to reasonably mitigate negative impacts… Regulationscan do many things to ensure adequate physical facilities and a visually appealing and functional development of sites…it is the long-standing policy of the City to balance theinterests of new and existing residents. “ Approval of high-density development is putting the cart before the horse. Thetransportation infrastructure does not exist. Two miles of Fowler Lane are gravel road. Nearby Blackwood Road is one mile of gravel road where it runs into Fowler Lane. Page 25, City Planning “Policy 7: It is the policy of the City that annexations will not be approved where unpaved county roads will be the most commonly used route to gainaccess to the property unless the landowner proposes a method to provide for construction of the road to the City’s street standards.“ What kind of planning commission would approve anapartment complex on a gravel road? Makes no sense and goes against city and county policy. Even if the developer says he will pave the portion of Fowler in front of his development, it isnot enough. Traffic would go from gravel to pavement to gravel in order to get to Stucky. Goal 2 Page 5 Bozeman Transportation Master Plan. “A transportation system thatperforms well allows users to choose multiple transportation modes and to move through those modes in a safe and efficient manner. An efficient system allows people to move from place toplace in as direct a route as possible, allowing them to reduce the amount of time spent in travel, the distance that must be traveled, and the amount of time spent in congested traffic.Connectivity allows citizens to make route decisions and mode choices based on traffic and road conditions, or desired destinations.“ ‘Higher density residential areas are encouraged to be, but are not required or restricted to, proximity to commercial mixed use areas to facilitate the provisionof services and employment opportunities without requiring the use of a car.” (Chapter 3 of the Bozeman 2020 Community Plan) Page 30. Bozeman Community Plan “N-2.2 Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. There are no sidewalks, no bike lanes, and no multiple use trails on Fowler Lane, Blackwood or Stucky Road. All traffic from this development must drive a vehicle to townfor any services: grocery, doctor, gasoline, etc. City Planning Objectives: 2.1. Ensure the current street network of collectors, minor arterials, principal arterials and the interstate is adequate to safely and efficiently handle projected traffic. 2.3. Improve opportunities for active transportation (non- motorized) as part of daily travelmode choice within the community by increasing pedestrian, bicycle and transit connections.” Page 6, “Land use decisions are tied to the adequacy of transportation infrastructure and mayserve to constrain growth depending on policy directions both within and outside of the Bozeman city limits. The Gallatin County Growth Plan, Chapter 1, Introduction, Feb 2021 “Potential adverse impacts from development must be effectively mitigated before orconcurrent with, that development. In certain cases, avoiding the impact is more desirable than mitigating the impact. This approach should help avoid reactionary and more costly solutionslater.” The best way to mitigate is to avoid the difficulties in the first place. Even though thecity growth plan states that this plot of land, Buffalo Run, should be city for future development, it does not have to be set at high-density R4 in order to provide homes forpeople. In order to mitigate problems with 400 plus vehicles using dusty, gravel Fowler Lane to get to work, stores, doctors, gas stations, they must travel by car at least 2.5 miles. Thetransportation issue is huge. Stucky Road, another narrow two-lane road with no sidewalk or bike paths cannot handle traffic of 100s of cars from residents of a high-density development.Without a roundabout at Fowler and Stucky you are setting up everyone for danger and frustration. Much of the traffic will go through the Meadow Creek subdivision; some will go to Fowler north to Stucky, some will go south on Fowler to Patterson, then east to 19th. This sets up my family and neighbors for unhealthy and costly concerns. My portion of Fowler isunpaved. All of us on Fowler and Blackwood must pay for our own dust control at more $1.00 per foot. Without costly dust control, we have billowing clouds of dust that envelop our homesand fields every summer and fall. Gallatin County Road Department is responsible for maintaining over 800 miles of roadway,as well as more than 200 bridges. Bus service is non-existent; residents must rely on personal vehicles for transportation. 76-3-501. Local subdivision regulations. (6) the provision of adequate transportation, water, and drainage; (8) the avoidance or minimization of congestion 9. …the lack of water, drainage, access, transportation, or other public services or thatwould necessitate an excessive expenditure of public funds for the supply of the services. My question is who pays for all of this necessary roadwork that must occur if the high-density development is approved? Mr. Saunders report to the Zoning Commission. Page 12 SECTION 2 - “d. Street improvements to Fowler Lane between Blackwood Road and Stucky Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e. Intersection improvements at Blackwood Road and Fowler Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. f. Intersection improvements at Fowler Lane and West Graf Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. i. Intersection improvements to Fowler Lane and Stucky Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage.” This development is putting the cart before the horse. Transportation infrastructure does not exist. Fowler Lane is a gravel road, made for movementof farm equipment. Page 25 Mr. Saunders report. “Policy 7: “It is the policy of the City that annexations will not be approved where unpavedcounty roads will be the most commonly used route to gain access to the property unless the landowner proposes a method to provide for construction of the road to the City’s streetstandards. “The surrounding collector and arterial network in the area is still in development. FowlerLane, an arterial street, is currently a rural gravel road. South. 27th Avenue does not have the western half constructed…There is an unconstructed portion of Blackwood Road connectingto S. 19th. Intersection improvements at Blackwood and S. 19th may be needed. Page 39 Bozeman 2020 Community Plan states, “Our City fosters the close proximity ofhousing, services, and jobs, and desires to provide safe, efficient mobility for pedestrians, cyclists, transit users, and drivers. The best transportation plan is a good land use plan.Transportation systems impact the following: 1) livability (in terms of traffic congestion, but also noise, pollution, physical activity, accessibility, safety, and aesthetics); 2) affordability(after housing, transportation is the second largest expense for most households); and 3) sustainability (transportation accounted for more than one third of Bozeman’s 2016greenhouse gas emissions)… An affordable, livable, sustainable city should grow with reduced reliance on driving alone to reach daily destinations. “ “Living in housing that’s far from daily destinations usually means the only reasonable transportation choice is your personal car. Thoughtful community planning providesresidents and visitors with a wide range of transportation options. Appropriately designed trails, sidewalks, crossings, bike lanes, and transit networks help us move around ourneighborhoods and promote safe, efficient passage to our destinations.” The Gallatin County Growth Plan (GCGP) recognizes the area is in transition. On page 1 ofthe GCGP it says, “It is not the intent of this Plan to prematurely discourage existing agricultural operations; rather it is the intent to accommodate the needs of present agriculturewhile recognizing an inevitable transition to a more urban landscape.” The GCBA Plan future land use map designates this property and the surrounding unannexed area as Moderate-intensity development.” The key word here is “in transition.” We are an agricultural area with agriculturally mindedpeople living here. A subdivision that blends into the rural area and lifestyle would be a much better option than R4. Page 46 Bozeman 2020 Community Plan states, Triangle Community Plan, to achieve: <!--[if !supportLists]-->· <!--[endif]-->Compact, contiguous development and infill to achieve an efficient use of land and infrastructure, reducing sprawl and preservingopen space, agricultural lands, wildlife habitat, and water resources; <!--[if !supportLists]-->· <!--[endif]-->Well-planned transportation systems, consistent with the overall growth management vision, support the development of multi-modal and public transportation networks; <!--[if !supportLists]-->· <!--[endif]-->Community cores that have adequate transportation, utility, health, educational, and recreational facilities. Residential areasthat provide healthy surroundings; and <!--[if !supportLists]-->· <!--[endif]-->Opportunities for agriculture, industry, and business, while minimizing conflict between adjacent land uses. The fourth concern is that of wildlife in this area. Page 37, Bozeman 2020 CommunityPlan, “EPO-2.3 Identify prioritize, and preserve key wildlife habitat and corridors.” The proposed Buffalo Run is ¼ mile from vital winter elk habitat. Each winter a herd of 50- 150 elk migrate to this open farmland for winter feed. They may spend several weeks thencross Fowler Lane to forage on agricultural land to the west, then continue moving throughout the area for feed. Meadow Creek and Lazy TH (on Patterson Road) residents have been gifted,as are we farm owners in the area, with the sight of these beautiful animals. We feel a responsibility to provide for these migrating elk. They have migrated to this area long beforeany development was established in Bozeman and their area is getting smaller and smaller due to development. April Craighead, a biologist with the Craighead Institute, recently wrote in the Bozeman Daily Chronicle (April 1, 2021) that the Gallatin Valley Growth Policy outlinedpreservation of working farms/ranches and agriculture; open space, including wildlife, as major themes. She suggests that subdivisions be designed with wildlife in mind so thatwintering elk herds are not displaced and migration routes altered. Difficulty with too much traffic and too many people can cause irreparable harm to these already stressed animals.These problems can be mitigated now by lowering the density of the proposed development and by making sure that an adequate buffer is placed between the development and thebordering agricultural land on the south. This map shows the agricultural community that surrounds the proposed R4development on 20 acres. Also note that the only roads for access are Stucky Road and Fowler Lane at this time. Blackwood does not connect to 19th. Ferguson does not connect to Stucky.Fowler Lane does not connect to Fowler Ave in the city west of Roseaurs. Goldenstein does not connect west to Fowler or Cottonwood. All travel to the city will be through Meadow Creek subdivision to 19th and on Fowler Lane to Stucky or south to Patterson to 19th. From Bozeman Transportation Master Plan. img. If you approve high-density for this property, which you should not because of city andcounty standards and policies, these conditions should be met. 1. The artist’s rendering of the project with all landscaping should look like the finalproduct. If a 15’ tree is rendered, the tree should be that size. 2. An additional buffer width next to the three sides of agriculture land should be at least 200’wide. This is the buffer/open space that is stated in city policy and county policy. On FowlerLane the buffer should be 200’ plus the width of Fowler Lane. “Zoning also addresses the balance of interests between adjacent properties by definingdistricts where similar uses can be compatible and providing for transitions and buffersbetween zoning districts where the City determines it is necessary to control impactsand prevent the use of one person’s property right from inappropriately impactinganother. ”(p 71 BOZEMAN MT 2020 COMMUNITY PLAN). Page 49, Bozeman 2020 Community Plan states, “RC-3.2 Work with GallatinCounty to keep rural areas rural and maintain a clear edge to urban development thatevolves as the City expands outwards.” 3. Mitigate the dust and speed on Fowler Lane. This high-density development, with aminimum of two cars per unit, possibly 400 vehicles or more, is too much traffic for FowlerLane, Stucky, and all of us living on Fowler Lane. A condition of approval must be full cityimprovements on the two miles of gravel road on Fowler Lane. Blackwood Road should alsobe paved at some time. I looked at the City infrastructure plan and found that no funds havebeen allocated for improvement of Fowler Lane to at least 2026. The speed should remain 35MPH because we have many slow moving farm implements traveling this road and a greatdeal of livestock and wildlife in the area. In conclusion, “The way a community is shaped through development patterns,infrastructure, transportation systems, housing options, economic opportunities, and greenspaces can contribute to the well-being of residents or can make it harder for people to livehealthy and successful lives.” (Page 21. Bozeman 2020 Community Plan) Page 32 of the Bozeman 2020 Community Plan states, “N-4.1 “Continue to recognizeand honor the unique history, neighborhoods, neighborhood character, and buildings thatcontribute to Bozeman’s sense of place through programs and policy led by both City andcommunity efforts.” Perhaps it is appropriate to add an additional district to this map. AnAgricultural/Wildlife District, in which development is slower and lower. The city grows; the county dies. 1 4/15, 2021 To: Bozeman City Commissioners From: Joan W. Cook 6115 Fowler Lane, Bozeman, MT RE: Proposed Buffalo Run Annexation and Zone Map Amendment Application #21076, filed 2/26/2021, which proposes R-4 high-density zoning Dear Commission Members and Staff, We are all after responsible planning and development. Planning must meet current planning codes and policy. Planning must also be guided from both the city and the county planning commissions and policies for responsible growth. I have four main concerns prompting my opposition to the R4 High Density Development, Buffalo Run, planned on Fowler Lane. 1). Traffic and inadequate infrastructure 2). Dust Control 3). Compatibility with existing agriculture 4). Wildlife habitat and winter migration corridor Terry Cunningham recently wrote in the Bozeman Daily Chronicle “There’s nothing wrong with Bozeman that cannot be cured by what’s right with Bozeman” (April 2, 2021). The Gallatin County Planning Growth Policy (2021) provides descriptive words used in the public comment areas for the County Growth plan: clean air, natural beauty, small town feel, open space, agriculture, mountains, uncrowded, peaceful, friendly, relaxed.” These are “what is right” with Bozeman. Fowler Lane area provides all of these, close to the city, for all to enjoy. My family has lived on Fowler Lane for nearly 45 years. We live ½ mile from the proposed R4 development. Fowler Lane is a gravel road in an agricultural area. I have watched the city moving closer every year and know that it will come. However, rural/suburban zoning of one home per 20 acres to an R4 development is not compatible. This project has active agricultural lands on three sides. “Active” meaning it is in crop production, not just used as idle ground. Fowler Lane is not the place for high-density zoning. This high density should be where you have been putting it… on 19th and Huffine and other places where the infrastructure exists. Page 14 of the Bozeman 2020 Community Plan states, “The City has adopted land development regulations and policies to reasonably mitigate negative impacts… Regulations can do many things to ensure adequate physical facilities and a visually appealing and functional development of sites…it is the long-standing policy of the City to balance the interests of new and existing residents. “ Approval of high-density development is putting the cart before the horse. The transportation infrastructure does not exist. Two miles of Fowler Lane are gravel road. Nearby Blackwood Road is one mile of gravel road where it runs into Fowler Lane. Page 25, City Planning “Policy 7: It is the policy of the City that annexations will not be approved where unpaved county roads will be the most commonly used route to gain access to the property unless the landowner proposes a method to provide for construction of the road to the City’s street standards.“ What kind of planning commission would approve an apartment complex on a gravel road? Makes no sense and goes against city and county policy. Even if the developer says he will pave the portion of Fowler in front of his development, it is not enough. Traffic would go from gravel to pavement to gravel in order to get to Stucky. 2 Goal 2 Page 5 Bozeman Transportation Master Plan. “A transportation system that performs well allows users to choose multiple transportation modes and to move through those modes in a safe and efficient manner. An efficient system allows people to move from place to place in as direct a route as possible, allowing them to reduce the amount of time spent in travel, the distance that must be traveled, and the amount of time spent in congested traffic. Connectivity allows citizens to make route decisions and mode choices based on traffic and road conditions, or desired destinations.“ ‘Higher density residential areas are encouraged to be, but are not required or restricted to, proximity to commercial mixed use areas to facilitate the provision of services and employment opportunities without requiring the use of a car.” (Chapter 3 of the Bozeman 2020 Community Plan) Page 30. Bozeman Community Plan “N-2.2 Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. There are no sidewalks, no bike lanes, and no multiple use trails on Fowler Lane, Blackwood or Stucky Road. All traffic from this development must drive a vehicle to town for any services: grocery, doctor, gasoline, etc. City Planning Objectives: 2.1. Ensure the current street network of collectors, minor arterials, principal arterials and the interstate is adequate to safely and efficiently handle projected traffic. 2.3. Improve opportunities for active transportation (non- motorized) as part of daily travel mode choice within the community by increasing pedestrian, bicycle and transit connections.” Page 6, “Land use decisions are tied to the adequacy of transportation infrastructure and may serve to constrain growth depending on policy directions both within and outside of the Bozeman city limits. The Gallatin County Growth Plan, Chapter 1, Introduction, Feb 2021 “Potential adverse impacts from development must be effectively mitigated before or concurrent with, that development. In certain cases, avoiding the impact is more desirable than mitigating the impact. This approach should help avoid reactionary and more costly solutions later.” The best way to mitigate is to avoid the difficulties in the first place. Even though the city growth plan states that this plot of land, Buffalo Run, should be city for future development, it does not have to be set at high-density R4 in order to provide homes for people. In order to mitigate problems with 400 plus vehicles using dusty, gravel Fowler Lane to get to work, stores, doctors, gas stations, they must travel by car at least 2.5 miles. The transportation issue is huge. Stucky Road, another narrow two-lane road with no sidewalk or bike paths cannot handle traffic of 100s of cars from residents of a high-density development. Without a roundabout at Fowler and Stucky you are setting up everyone for danger and frustration. Much of the traffic will go through the Meadow Creek subdivision; some will go to Fowler north to Stucky, some will go south on Fowler to Patterson, then east to 19th. This sets up my family and neighbors for unhealthy and costly concerns. My portion of Fowler is unpaved. All of us on Fowler and Blackwood must pay for our own dust control at more $1.00 per foot. Without costly dust 3 control, we have billowing clouds of dust that envelop our homes and fields every summer and fall. Gallatin County Road Department is responsible for maintaining over 800 miles of roadway, as well as more than 200 bridges. Bus service is non-existent; residents must rely on personal vehicles for transportation. 76-3-501. Local subdivision regulations. (6) the provision of adequate transportation, water, and drainage; (8) the avoidance or minimization of congestion 9. …the lack of water, drainage, access, transportation, or other public services or that would necessitate an excessive expenditure of public funds for the supply of the services. My question is who pays for all of this necessary roadwork that must occur if the high-density development is approved? Mr. Saunders report to the Zoning Commission. Page 12 SECTION 2 - “d. Street improvements to Fowler Lane between Blackwood Road and Stucky Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e. Intersection improvements at Blackwood Road and Fowler Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. f. Intersection improvements at Fowler Lane and West Graf Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. i. Intersection improvements to Fowler Lane and Stucky Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage.” This development is putting the cart before the horse. Transportation infrastructure does not exist. Fowler Lane is a gravel road, made for movement of farm equipment. Page 25 Mr. Saunders report. “Policy 7: “It is the policy of the City that annexations will not be approved where unpaved county roads will be the most commonly used route to gain access to the property unless the landowner proposes a method to provide for construction of the road to the City’s street standards. “The surrounding collector and arterial network in the area is still in development. Fowler Lane, an arterial street, is currently a rural gravel road. South. 27th Avenue does not have the western half constructed…There is an unconstructed portion of Blackwood Road connecting to S. 19th. Intersection improvements at Blackwood and S. 19th may be needed. Page 39 Bozeman 2020 Community Plan states, “Our City fosters the close proximity of housing, services, and jobs, and desires to provide safe, efficient mobility for pedestrians, cyclists, transit users, and drivers. The best transportation plan is a good land use plan. 4 Transportation systems impact the following: 1) livability (in terms of traffic congestion, but also noise, pollution, physical activity, accessibility, safety, and aesthetics); 2) affordability (after housing, transportation is the second largest expense for most households); and 3) sustainability (transportation accounted for more than one third of Bozeman’s 2016 greenhouse gas emissions)… An affordable, livable, sustainable city should grow with reduced reliance on driving alone to reach daily destinations. “ “Living in housing that’s far from daily destinations usually means the only reasonable transportation choice is your personal car. Thoughtful community planning provides residents and visitors with a wide range of transportation options. Appropriately designed trails, sidewalks, crossings, bike lanes, and transit networks help us move around our neighborhoods and promote safe, efficient passage to our destinations.” The Gallatin County Growth Plan (GCGP) recognizes the area is in transition. On page 1 of the GCGP it says, “It is not the intent of this Plan to prematurely discourage existing agricultural operations; rather it is the intent to accommodate the needs of present agriculture while recognizing an inevitable transition to a more urban landscape.” The GCBA Plan future land use map designates this property and the surrounding unannexed area as Moderate-intensity development.” The key word here is “in transition.” We are an agricultural area with agriculturally minded people living here. A subdivision that blends into the rural area and lifestyle would be a much better option than R4. Page 46 Bozeman 2020 Community Plan states, Triangle Community Plan, to achieve: • Compact, contiguous development and infill to achieve an efficient use of land and infrastructure, reducing sprawl and preserving open space, agricultural lands, wildlife habitat, and water resources; • Well-planned transportation systems, consistent with the overall growth management vision, support the development of multi-modal and public transportation networks; • Community cores that have adequate transportation, utility, health, educational, and recreational facilities. Residential areas that provide healthy surroundings; and • Opportunities for agriculture, industry, and business, while minimizing conflict between adjacent land uses. The fourth concern is that of wildlife in this area. Page 37, Bozeman 2020 Community Plan, “EPO-2.3 Identify prioritize, and preserve key wildlife habitat and corridors.” The proposed Buffalo Run is ¼ mile from vital winter elk habitat. Each winter a herd of 50-150 elk migrate to this open farmland for winter feed. They may spend several weeks then cross Fowler Lane to forage on agricultural land to the west, then continue moving throughout the area for feed. Meadow Creek and Lazy TH (on Patterson Road) residents have been gifted, as are we farm owners in the area, with the sight of these beautiful animals. We feel a responsibility to provide for these migrating elk. They have migrated to this area long before any development was established in Bozeman and their area is getting smaller and smaller due to development. 5 April Craighead, a biologist with the Craighead Institute, recently wrote in the Bozeman Daily Chronicle (April 1, 2021) that the Gallatin Valley Growth Policy outlined preservation of working farms/ranches and agriculture; open space, including wildlife, as major themes. She suggests that subdivisions be designed with wildlife in mind so that wintering elk herds are not displaced and migration routes altered. Difficulty with too much traffic and too many people can cause irreparable harm to these already stressed animals. These problems can be mitigated now by lowering the density of the proposed development and by making sure that an adequate buffer is placed between the development and the bordering agricultural land on the south. This map shows the agricultural community that surrounds the proposed R4 development on 20 acres. Also note that the only roads for access are Stucky Road and Fowler Lane at this time. Blackwood does not connect to 19th. Ferguson does not connect to Stucky. Fowler Lane does not connect to Fowler Ave in the city west of Roseaurs. Goldenstein does not connect west to Fowler or Cottonwood. All travel to the city will be through Meadow Creek subdivision to 19th and on Fowler Lane to Stucky or south to Patterson to 19th. From Bozeman Transportation Master Plan. If you approve high-density for this property, which you should not because of city and county standards and policies, these conditions should be met. 6 1. The artist’s rendering of the project with all landscaping should look like the final product. If a 15’ tree is rendered, the tree should be that size. 2. An additional buffer width next to the three sides of agriculture land should be at least 200’ wide. This is the buffer/open space that is stated in city policy and county policy. On Fowler Lane the buffer should be 200’ plus the width of Fowler Lane. “Zoning also addresses the balance of interests between adjacent properties by defining districts where similar uses can be compatible and providing for transitions and buffers between zoning districts where the City determines it is necessary to control impacts and prevent the use of one person’s property right from inappropriately impacting another. ”(p 71 BOZEMAN MT 2020 COMMUNITY PLAN). Page 49, Bozeman 2020 Community Plan states, “RC-3.2 Work with Gallatin County to keep rural areas rural and maintain a clear edge to urban development that evolves as the City expands outwards.” 3. Mitigate the dust and speed on Fowler Lane. This high-density development, with a minimum of two cars per unit, possibly 400 vehicles or more, is too much traffic for Fowler Lane, Stucky, and all of us living on Fowler Lane. A condition of approval must be full city improvements on the two miles of gravel road on Fowler Lane. Blackwood Road should also be paved at some time. I looked at the City infrastructure plan and found that no funds have been allocated for improvement of Fowler Lane to at least 2026. The speed should remain 35 MPH because we have many slow moving farm implements traveling this road and a great deal of livestock and wildlife in the area. In conclusion, “The way a community is shaped through development patterns, infrastructure, transportation systems, housing options, economic opportunities, and green spaces can contribute to the well-being of residents or can make it harder for people to live healthy and successful lives.” (Page 21. Bozeman 2020 Community Plan) Page 32 of the Bozeman 2020 Community Plan states, “N-4.1 “Continue to recognize and honor the unique history, neighborhoods, neighborhood character, and buildings that contribute to Bozeman’s sense of place through programs and policy led by both City and community efforts.” Perhaps it is appropriate to add an additional district to this map. An Agricultural/Wildlife District, in which development is slower and lower. The city grows; the county dies.