HomeMy WebLinkAbout11-16-24 Public Comment - 4 Daughters Farm - Range 5 Site Plan_ #23306From:4 Daughters Farm
To:Bozeman Public Comment
Subject:[EXTERNAL]Range 5 Site Plan/ #23306
Date:Saturday, November 16, 2024 10:38:49 AM
Attachments:Range 5 development 1.docx
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Comments on attached PDF.
City of Bozeman Department of Community Development
ATTN: Community Development Application 23306
PO Box 1230
Bozeman, MT 59771-1230
4Daughters Farm abuts and lies directly north of the proposed development property. We
oppose the Range 5 site plan development. This objection is based on a review of the
Gallatin County Growth Policy, Bozeman Community Plan, and 23306 application
documents. This high-density development threatens the agricultural character of the
area and introduces significant environmental, infrastructural and community
compatibility concerns.
Agricultural preservation
We farm in Gallatin County. The Gallatin County Growth Policy prioritizes the protection of
agricultural land particularly those that are adjacent to other agricultural operations or
open space. The county supports different scales of agriculture production. A peninsular
development of this size and scope disrupts farming operations and would reduce
4Daughters farm economic viability on multiple fronts. 1) Increased traffic and conflicts
with movement of agriculture machinery and delivery of agricultural supplies and goods.
2) Nuisance issues such as harassment from domestic pets, herbicide drift, liability and
risk of accidents involving trespassers. 3) Loss of sweeping views of surrounding
mountains, a defining feature of our farm and the region’s identity will be replaced by
towering apartment complexes. Aspects of our business include farm tours and photo
shoots for weddings, graduations and other events. 4) Apartment complexes bordering
planned development will block sunlight during critical growth times in our hoophouses.
Requested action: Deny Range 5 site plan / apartment complex development to preserve
and protect long term agricultural viability on surrounding farms.
Land use compatibility
The original Bozeman Area plan of 2005 designated the Southwest Quadrant including this
site for low-intensity residential, agricultural residential, and open space. Farms including
ours were not made aware nor included in the process of determining Bozeman’s Urban
Growth Boundary. The current growth boundary and questionable annexation is in direct
conflict with the area’s rural character and our farm operation. A loss not only for our farm
but for everyone who cherishes Bozeman’s unique landscape.
Requested action: Deny Range 5 site plan and enforce land use goals as originally outlined
in 2005 to discourage incompatible high density urban development on agricultural land.
Open space and Viewshed Protection
Growth Policy and Area Plan emphasize protecting viewsheds and open spaces as
important community assets. Thirty-six-foot-tall apartment complexes bordering
4Daughters farm will obstruct scenic views, alter the pastoral landscape and directly
affect our operation.
Requested action: Require developments in this area to maintain height and density
restrictions to protect viewsheds. Provide berm with mature trees planted along northern
boundary with 4Daughters Farm.
Infrastructure concerns
Stormwater management
Increase in impervious surfaces from planned apartment complexes and roads will likely
exacerbate runoff issues posing high risk of contaminating nearby farmland and
waterways. We are essentially downstream and are at risk for flooding and contamination
severely threatening our livelihood. Current retention ponds for stormwater management
appear inadequate given current unpredictable climatic conditions. Current retention
ponds on proposed development are sized to retain a 10-year 2-hour storm event.
Conveyance systems are estimated to convey a 25-year storm event. Please consider the
extremely high-water table on the proposed site such that a 100-year storm event at point
of maximum high-water table could result in catastrophic flood damage to our farm and
home. Unnamed “ditch number 1” runs through pasture on the east side of our farm. It
intermittently has running water and supplies water for livestock.
Requested action: Further consider climate change impacts as mentioned in the Bozeman
Community plan and deny approval of Range 5 site plan until potential adverse impacts
are mitigated with a 100-year 4-hour storm event and conveyance systems that can
manage a 100-year storm event. Prevent “ditch number 1” to be used as a conveyance for
unfiltered stormwater run-off to protect the safety of watering livestock.
Traffic impact
Current development proposal would increase congestion and safety risks without
preexisting infrastructure upgrades. An estimated 1500 trips on Fowler Lane will be added
to another 1000 trips from Buffalo Run. Stucky Road currently functions as a beltway into
the City of Bozeman. Fowler and Stucky are basically two-lane farm roads without
shoulders and deep barrow pits on each side. They are not designed for this volume of
traffic and present significant safety concerns.
Requested action: Conduct detailed studies on adequacy of current roadways to bear
significant increase in traffic volume. Review current speed limits with recommendations
that the city and county reduce traffic speed on Stucky and Fowler to mitigate risk of
automobile accidents/casualties.
Fire suppression / water pressure
Current models per engineering report inadequate water pressures below the 20-psi
minimum set forth by the development site servicing plan to some parts of the
development. This isolated development is located in Bozeman’s south pressure zone an
area already known for chronically low water pressure. During periods of peak domestic
water demand adequate pressures may not be available for fire suppression.
Furthermore, very low water pressure is expected to be a constant in upper story
apartment residences and by extension is assumed to extend to fire sprinklers in each unit,
corridors and common areas.
Requested action: Deny Range 5 site plan based on public and occupant safety risk.
Reconsider peninsular / island annexations in the future until adequate water supplies for
public safety and fire suppression can be guaranteed. Reject three story apartment
complex developments in Bozeman’s south pressure zone due to inadequate water
pressure.
Subdivision Regulations Compliance
Gallatin County Subdivision Regulations require mitigation of adverse effects on
neighboring properties and compliance with infrastructure and environmental standards.
The proposed development plan fails to adequately address traffic impact, stormwater
runoff and drainage systems, buffering and compatibility measures for adjacent
agricultural uses. Development plans show removal of existing boundary fence bordering
the southern boundary of our farm. Application documents have no plans for fence
replacement. Landscape plans fail to show a 325-yard row of mature trees along the
development properties northwest border. These trees provide critical shade for livestock
and are important habitat for local raptors and owls.
Requested action: Construction of woven wire border fence to secure livestock before any
phase of construction. Preservation of existing forest of trees and or live relocation.
Prohibit herbicide spraying to prevent drift and potential loss of neighboring plant/flower
production. Provide source of contact for complaints arising from noise, dust, smoke and
other farm associated disturbances.
Environmental concerns
Development property is currently an alfalfa field bordered by a 325-yard grove of mature
trees on its northwest boundary. Development property is home to Sandhill Cranes,
Hungarian partridge, raptors and numerous ground and nesting birds including both
migrant and local passerine species including bobolink, chipping sparrow, white throated
sparrow to name a few. Red Fox, whitetail deer, voles and Richardson’s ground squirrels
inhabit the area.
Requested action: Take appropriate measures to lessen impact on wildlife by minimizing
fragmentation and maintaining current tree cover.
Alternative Development proposal
Lower density planning would maintain compatibility with the rural and agricultural
character of the area. Scaling down from Bozeman’s urban core and maintaining low
density residential zoning that integrates green space, farms, parks and buffer zones is
more in line with community desires.
Requested action: Review development plan and propose lower density residential plan.
Conclusion
Current plans to develop an isolated island of apartment complexes sets a precedent for
unchecked urban density and sprawl in agricultural areas. Infrastructure issues, traffic
concerns, environmental degradation and general safety are undeniable concerns.
We urge the planning board to reject this plan and set a precedent for smart sustainable
growth that respects the agricultural heritage and the environmental integrity of our
community. The future of our farm and Bozeman’s unique identity depends on it.
Addendum: How this all came to be.
2017 saw the passage of the Tax Cuts and Jobs Act. States were instructed to designate
their most impoverished and economically distressed areas as potential opportunity
zones. Tract 11.02 an area of approximately 7.8 square miles was granted to the
southwest area of Bozeman and Gallatin County. This designated low-income area wraps
around parts of Montana State University follows 19th to Huffine Lane, west to South
Cottonwood north to Patterson and returns east to 19th. This act provided a vehicle for
private capital investment in low-income communities with the plan to resurrect these
poor communities and eliminate economic woes. The tax benefits to developers, hedge
fund managers and real estate investment trusts are impressive. To date as investors look
to maximize profit and take advantage of tax incentives nearly 85% of the invested funds
have built luxury real estate and market rate apartment complexes. Due to the private
nature of these transactions the public is left in the dark as to what gets built where and
has little voice in the shape or development of their community. As investors look to
maximize returns residents caught in the loop are displaced, face increased costs and feel
a loss of community in an often newly gentrified environment. The Bozeman Urban Growth
Boundary coincidentally largely overlaps this opportunity zone. The city emphasizes urban
density within this zone with the idea that it will spare agriculture and limit sprawl beyond
its boundaries. The city looks to the future with noble goals of protecting resources and
establishing strong neighborhoods and communities. The city relies on developers to do
the right thing but unfortunately the goals of investors driving these developments
frequently have more short-term goals and ambitions. Last year we protested the
annexation of the property in question. When our case was presented to the advisory
board, they agreed that the City of Bozeman’s Annexation goals, Spot Zoning Criteria and
ZMA Approval Criteria requirements were not met. The developers commented how
annexation and zone amendment would not negatively impact surrounding owners and
stated said future development “could conceivably benefit the surrounding neighborhood
as a whole” despite the fact there was and still is no surrounding neighborhood. The
developer went on to say, “it is hard to foresee significant impact on the community
character”. He also expressed “hope” they would promote obtainable / affordable
housing. The Bozeman City Council overruled their own community advisory board and
were unanimous in approving of the annexation and R4 high density development. Many of
us left that meeting disillusioned and honestly wondering if there would ever be any checks
and balances on unbridled growth in the valley. What happens when the opportunity zone
expands its boundaries? What happens when investors and shareholders take their profits
and move on to the next happening town? We have created a gold mine for the investment
class. Once the treasure is gone Montanans know all too well what is left. We must do
better by educating the community about the underlying drivers of this rapid growth and
urbanization. Demand that opportunity zones have community input and oversite.
Demand investors focus on the benefit of residents instead of themselves or their
shareholders. Demand projects and smart growth that align with communities wants,
needs and priorities. The assumption that dense housing developments/apartment
complexes automatically align with community goals is flawed and warrants closer
scrutiny. Affordable housing is neither a requirement nor a desire of most developers
operating in the confines of an opportunity zone. Of note opportunity zone tract 11.02 and
the urban growth boundary encompass some of the best farm ground in the intermountain
west. Pushing farms out to more arid and less arable ground is not a sound nor
sustainable plan. My fear is in the next decade when investors and shareholders take their
profits perhaps combined with economic downturn, the city may be left with legions of
blighted apartment complexes and ironically the arrival of affordable housing.
Respectively Submitted,
Tom and May Heriza owners 4Daughters Farm
5180 Stucky Road
Bozeman MT 59718