HomeMy WebLinkAbout06-17-25 Public Comment - K. Day - Vaquero Land Swap, App 25035 Letter of Opposition — Rezoning Application 25035, Vaquero Land
Swap Adjacent to Gallatin Valley Regional Park
Date: June 10, 2025
Dear Neighbors,
We are reaching out regarding an important issue that we believe will significantly impact the quality of life in our
neighborhood. A rezoning application(No. 25035) is currently under review that proposes changing the zoning of
1.37 acres of land — directly adjacent to the Gallatin County Regional Park — from PLI (Public Lands and
Institutions)to R-3 (Medium-Density Residential).
As background, in 2022, the property owner performed a land swap with the County through the Gallatin County
Commission to acquire additional land to accommodate the development proposal. The land swap did not go
through full city review as the city was not an affected landowner; however, the city did preliminarily review the
subdivision plat for the property. The area of the land swap is zoned PLI and does not allow residential development
as a permitted use.Therefore,the property owner seeks to re-zone this area to allow the development to commence,
and this drove rezoning application(No. 25035).
Proposed in the area includes the subdivision of seven acres of land into 44 residential lots consisting of: nine
fourplex townhouse lots, two triplex townhouse lots, and one duplex townhouse lots, plus two open space (mid-
block crossing)lots, one common area drainage lot, and streets/rights-of-ways(ROW). There will also be a share-
used pathway along its Vaquero Pkwy frontage within the ROW as partial fulfillment of its park land contribution.
For the sake of clarity,the re-zone impacts only—8 lots in this potential development. The remaining—36 lots have
already been designed R-3, and the property owners have the right to proceed with the planned development in that
area. Unfortunately, this is not something that can be changed and is not part of the rezoning application (No.
25035).
As a concerned resident, I urge you to to oppose this rezoning for the following reasons:
1. Homeowners Bought with the Expectation of PLI Zoning
Many of us purchased homes near this parcel under the belief that it would remain publicly zoned —meaning it
would remain as open space or be used for civic purposes. This expectation influenced our decisions to live in this
neighborhood. Changing the zoning now to allow medium-density residential development feels like a bait-and-
switch, undermining trust in the city's planning and potentially devaluing adjacent properties.
2. Precedent for Further Encroachment
Approving this rezoning sets a precedent that PLI land can be quietly traded,rezoned, and developed with limited
public input, threatening other green spaces citywide. It was expected to remain PLI-zoned. Changing the zoning
now undermines that public trust and risks setting a pattern of quiet privatization of public land. If this zoning
change is approved, it tells Bozeman residents that no park,no buffer zone, and no zoning designation is safe.
3. Loss of Public Land Buffer Around the Park
Rezoning this land eliminates a valuable buffer between residential areas and the park. Instead of green space,
neighbors would face dense structures, added traffic, and less privacy — diminishing the park's appeal and
accessibility.
4. Increased Density, Traffic, and Safety Risks
The proposed 44 residential units will increase vehicle traffic on Vaquero Parkway and nearby streets,raising safety
concerns for pedestrians, cyclists, and children accessing the park. While we cannot change the plans for-36 lots,
we do have the power to challenge the property owner's ability to build/gain access to the remaining—8 lots.
5. Environmental and Community Impact
This land supports stormwater absorption and wildlife. Development would increase impervious surfaces and
runoff.
On June 2, 2025, several neighbors from Vaquero Parkway attended the Community Development Board meeting
and voiced opposition. Despite this, the Board approved the request. The matter now moves to the Bozeman City
Commission for final consideration;this meeting is scheduled for:
Date: Tuesday, June 17, 2025
Time: 6:00 PM
Location: Commission Meeting Room, City Hall, 121 N. Rouse Ave,Bozeman,MT
What Can You Do? Please make your voice heard:
1. Attend the meeting in person at City Hall
2. Submit public comment through the City of Bozeman's website: Public Comment Submission
(https://wtA,iA,.bozeman.net/departments/administration/ci clerk/public-comment).
3. Email or call your City Commissioners and Planning Staff to express your concerns. Their contact
information is listed below.
Please attend the City Commission meeting on June 17, 2025, and submit your comments through the City of
Bozeman's website. Let's stand together to protect our neighborhood and public park lands from unnecessary
encroachment.
Sincer ,
eig ors at Vaquero wy
City Commissioners and Planning Staff
1. Mayor Terry Cunningham(Term: Jan 2024—Jan 2026),Phone: 406-595-3295
2. Deputy Mayor Joey Morrison(Term: Jan 2024—Jan 2026),Phone: 406-579-9280
3. Commissioner Jennifer Madgic (Term: Jan 2024—Jan 2028),Phone: 406-599-8796
4. Commissioner Douglas Fischer(Term:Nov 2023—Dec 2025),Phone: (406) 595-5721
5. Commissioner Emma Bode (Term: June 2024—Dec 2025),Phone: 406-579-3930
Bozeman Planning Department
1. Phone: (406) 582-2260 ext. 5
2. Email: }Tannin T'I� ech(i7]bozeman.net