Bozeman board recommends rezoning triangular parcel near regional park after land swap; residents urge protection of park access

The Bozeman Community Development Board voted Monday to recommend that the City Commission approve the Vaquero Land Swap Zone Map Amendment (application 25035), a request to rezone a small triangular piece of property from PLI (Public Lands and Institutions) to R3 (residential), the board heard. The board’s recommendation was unanimous, and the item is scheduled for a City Commission public hearing on June 17, 2025.

The amendment affects a roughly 1.37‑acre portion of private land adjacent to the 100‑acre regional park near Vaquero Parkway and Baxter and Oak. Tom Rogers of the Community Development Department told the board that staff found the proposal meets state review criteria and that the parcel is currently part of a preliminary plat that has not yet received final plat approval.

The rezoning matter drew a string of public comments from adjacent homeowners who said the yellow triangle on staff maps functions as park access and thus should remain public land. Leslie Johnson, a Vaquero Parkway resident, told the board, “The Yellow Land is actually a very prime location for park access.” Several other nearby homeowners said they regularly walk the park and expressed concern that converting the parcel to R3 would reduce park usability and could affect nearby property values.

Rogers and the applicant’s representative, Brett Migard of Highlight Engineers, described the parcel’s history. Migard said a land swap between Gallatin County and a private owner took place over several years (2017–2022) and left a small triangular piece of land under private ownership that the applicant now seeks to rezoned to match adjacent residential zoning. Rogers said the county originally acquired much of the park with bond funding and that a portion of the land had been designated at one time for a possible YMCA but was later sold to private owners. Rogers also told the board that standard public notice procedures were followed and that, “We have not received any public comment as of this evening that I’m aware of,” though he acknowledged staff receives updates through early afternoon.

During public comment, multiple residents said they had not seen visible on‑site notices. Susie (address given at the meeting) said the posted sign was not at a trailhead and “many people never saw it,” and another resident said construction and mounds of dirt partly obscured the sign. Rogers confirmed the city requires certification that notices were placed and told the board staff believed the signs were placed; he added that the city mailed notices to adjacent property owners and published a newspaper notice. The board later made a separate recommendation to the commission asking the applicant and staff to improve the on‑site physical notice so that it is visually prominent.

Board members discussed the parcel’s administrative history: the property was annexed and zoned R3 at the time of annexation in 2001, the county later acquired much of the adjacent parkland, and a subsequent land swap and subdivision created the current parcel lines. Board members said the practical effect of the application is to correct a mismatch between the parcel’s current zoning (PLI) and the surrounding residential designations and the previously approved preliminary plat.

After asking questions of staff and the applicant and hearing public comment, the board voted to adopt staff findings and recommend approval to the City Commission. Member Nicole Olmstead moved to adopt the staff findings and recommend approval of application 25035; the motion was seconded and carried on a unanimous 6–0 roll call. The board then separately moved — again unanimously — to request that applicants and staff ensure the on‑site physical notice is placed visibly and effectively prior to the City Commission hearing.

Next steps: the zone map amendment will be considered by the Bozeman City Commission at a public hearing on June 17, 2025. The board’s recommendation is advisory; the commission will make the final decision.

What was not decided or changed tonight: the preliminary plat remains an administrative process; no final plat or building permits have been approved and no development has occurred. The board’s action only forwards a recommendation on the zoning map amendment to the city commission.

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Ending note: The staff report and application materials for 25035 are part of the file the commission will consider; the board asked staff to include more background material in future reports to make historical context (annexation, land swap timeline, plats) easier to follow for residents and commissioners.