Commission approves Big Sky Town Center phase 2A preliminary plat with MDT condition limited to Huntley Drive intersection

The Gallatin County Commission on April 29 approved the preliminary plat for the Big Sky Town Center planned unit development, Phase 2A, subject to the county’s standard conditions and a modification that narrows Montana Department of Transportation (MDT) transportation mitigation requirements to the intersection of Montana Highway 64 and Huntley Drive.

County planner Reagan Frew presented the staff report and exhibits, describing a proposal by Town Center Phase 2 LLC to subdivide about 70 acres into 28 single‑family residential lots, one multifamily lot for 16 condominium units, and three tracts to be developed later. The proposal includes approximately 3.19 acres of open space, about 2.5 acres of dedicated parkland, trail easements, and connections to Big Sky County Water and Sewer District for community water and sewer service. The subdivision lies within the Town Center commercial and residential subdistricts of the Gallatin Canyon–Big Sky zoning district and was found by staff to meet density and lot-size requirements and to comply with the Gallatin Peaks and Town Center PUD approvals.

Staff summarized required technical work and conditions: geotechnical reports identified a 50‑foot setback from a river bluff; wetlands within the site were preliminarily considered jurisdictional and are included within the 50‑foot watercourse setback; 12 new fire hydrants and sprinkler systems were required in structures; trail easements would be adjusted to match existing trail locations; and the applicant must meet conditions relating to wildlife and riparian setbacks.

During review, commissioners, staff and the applicant discussed MDT’s corridor study and how it affects whether a traffic signal at the Huntley Drive–Montana 64 intersection would be required. The applicant requested that the county limit condition number 27 to the specific intersection addressed in the project’s Traffic Impact Study (TIS) — Huntley Drive and Highway 64 — rather than an open‑ended requirement that could encompass unlimited corridor‑wide improvements. County engineer Levi Ewing told the commission that limiting the requirement to that intersection was reasonable for this phase.

The commission adopted a modified condition: the subdivider shall satisfy MDT requirements related to transportation impact mitigations and the installation of improvements specific to the intersection of Montana 64 and Huntley Drive (the condition will remain subject to MDT review and final design requirements). The commission found that the application, with conditions, reasonably mitigated the primary criteria under section 76‑3‑608, MCA, and complies with county subdivision regulations and the Town Center PUD.

Commissioners voted to approve the preliminary plat with the conditions and the modified language on condition 27.