Commission deadlocks on Cool Water Landing Track 1 preliminary plat after public concerns over drainage, access and north‑side connection

The Gallatin County Commission on April 29 considered a preliminary plat application from Big Sky Land Consulting on behalf of Camino Libre, LLC to subdivide a 12.6‑acre tract (Track 1, Cool Water Landing) into five residential lots and associated open space. After lengthy staff presentation, applicant remarks, technical rebuttal and sustained public comment, the commission did not approve the preliminary plat.

County planner Christopher Scott presented staff analysis: the tract is in the 4 Corners zoning district (Rural Residential Agricultural), within Dry Creek’s riparian area, and the application proposes about 4.2 acres of private open space and sidewalks on new interior roads built to urban standards. Staff noted the area is mapped as a public infrastructure holding area in the county growth policy and the 4 Corners community plan, which recommends connecting new development to public water and sewer where feasible. The applicant proposes individual wells and septic (exempt wells and on‑site higher‑level septic systems described as “septic net” in the submittal), and staff and external commenters noted the subdivision is within the service area of the 4 Corners Water and Sewer District; environmental health and local water quality staff recommended the applicant facilitate future hookup if/when district service is extended.

Technical concerns during the hearing centered on flood risk in the Dry Creek corridor (staff had a 2‑D hydraulic model and mitigation approach showing finished floors two feet above base flood elevations and grading contours to convey floodwaters), a “borrow pit” / gravel borrow area proposed to be used for on‑site roads and pads, and an irrigation feature (the Beck Border Ditch) that borders the site and requires a 43‑foot non‑interference setback and easement language. Multiple neighboring property owners raised concerns about an access connection shown on the preliminary plat that would cross the Beck Border Ditch and potentially cut into pasture and an indoor riding arena on adjacent private property; neighbors argued the connection was unnecessary because other connections (including a planned connection shown on the adjacent Track 7 preliminary plat) already provide access and that the proposed north connection would introduce construction and operational conflicts.

The applicant’s representatives (including Tom Hennish of Big Sky Land Consulting and engineering consultant Chris Wasea) defended the flood study, the borrow area design and the proposed road layout and said they were willing to work with ditch users and adjacent landowners on maintenance access and easement language. County engineering staff and planning staff described options for final plat conditions and noted the commission could require the northern connection remain until a neighboring road (Selway/“Solway” Lane in Track 7) is platted and constructed. Several public commenters — including nearby property owners Dan Weir and Tyson Olsen — urged that the north connection not be required or that, if constructed, it be shifted to avoid the riding arena and minimize impacts.

After discussion, a motion to approve the preliminary plat with language removing the north access in Lot 1A failed to carry (the motion did not receive the required affirmative votes). Commissioners asked parties to continue working on design, access and easement details; staff will track outstanding technical items (floodplain permit requirements, site‑specific geotechnical reports, Beck Border non‑interference easements, and potential future sewer hookup plans) for any future submittal.

Because the commission did not approve the preliminary plat, the applicant may revise and resubmit or request reconsideration with changed plans and additional documentation.