Gallatin County is in the midst of growth as dramatic as the original settlement. Land prices have increased rapidly and the value of house lots near Bozeman now trumps that of hayfields by a factor of ten. This, coupled with the general weakening of the agricultural economy, is responsible for the rapid subdivision of ag-lands and the migration of talented young people from area farms and ranches. While the conversion of agricultural land is only a small percentage of the total U.S. land base, local changes are compelling. For example:

From 1978 to 1992, 295 square miles of farm and ranch land in Gallatin County were converted to non-agricultural production.

Since January 1993, more than 17,000 acres of the land within the county have been divided for development purposes. Approximately 2,000 new parcels have been designated for development since April 1993.

Today's new settlers, like those on the frontier, want to be near water. It's not for irrigation, but rather recreation and aesthetics. Thus, much of the new growth fragments critical riparian habitat-those lands adjacent to rivers and streams. In our semi-arid environment, riparian lands are vital biological "oasisses". As sources of drinking water and lush vegetation, they provide excellent habitat to help wildlife through our long winters.

Land conversion carries financial as well as environmental consequences. When subdivisions are far from town the cost of public services usually exceeds development revenues. In contrast, one local study concluded that agriculture lands require only 25 cents in services for every dollar they provide in tax revenue.

A central problem of social organization is resolving conflicts between individual and collective benefits. Many acts which favor individuals are socially costly. Whatever developers may argue, it's irresponsible to pretend that our rapid growth is cost-free. Since most of the land we hope to preserve is privately owned, growth management discussions raise unavoidable questions about the conflict between protecting public goods and respecting the rights of private property owners.

Let's recognize that whatever people claim, environmental quality is only one of several competing values they seek. Just as people on fixed budgets must choose between buying a new television and a new sofa, so too societies must choose among competing goods. Open space and wildlife habitat provided by farms and ranches are among the values involved in the trade-offs. This reality drives land use conflicts.

Here's some good news. Rarely do we make all or nothing choices, and landuse planning is no exception. Citizens have a range of tools from which to draw. Our options are not limited to the confiscation of private property or promotion of laissez faire capitalism. Reasonable people reject both extremes.

Selecting the tools to employ, however, requires continued discussions about the county's future. Only when we have a better understanding of what citizens value and what costs these values imply can we make informed decisions. The key is creating opportunities for residents to engage in a constructive and respectful dialog. And this requires time and effort from those who value their social and natural communites.

I serve as a trustee for a rural fire department near Bozeman. Like most, it's all volunteer. Firefighters spend long hours training ("every Tuesday night for the rest of your life"), helping out at the local school and indulging kids who scramble around the station in turnout gear and boots. They also rise at 3 a.m. to protect the property and lives of their neighbors.

We're considering building a new fire station. Recently, we held a public meeting to solicit feedback from neighbors living near one of our potential sites. About thirty people came; seniors, singles, and young couples with babies. They listened to our plans and asked polite, but firm questions. It was a scene out of a Norman Rockwell painting. The only difference was instead of a steepled Vermont church, we gathered in a W.W.II Quonset hut.

Neighbors coming together over local issues. It was the way I've always thought our democracy should work. Harry Emerson Fosdick, a Protestant minister who founded the "National Vespers" public radio program said, "Democracy is based upon the conviction that there are extraordinary possibilities in ordinary people". This is a telling thought to reflect upon as we craft the future for Gallatin County.