Commission approves Cold Smoke housing plans with conditions, narrow sidewalk compromise

The Gallatin County Commission on Nov. 18 approved preliminary plat applications and multiple variances for two related Cold Smoke housing projects in Big Sky, clearing the way for deed‑restricted workforce housing while attaching conditions intended to protect watercourses, wildlife corridors and emergency response.

The Cold Smoke projects were presented by the Big Sky Community Housing Trust. David O’Connor, the trust’s executive director, told commissioners the developments are designed to deliver permanently restricted ownership and rental homes for a broad portion of the ‘missing middle’ in Big Sky. He said resort‑tax and water‑and‑sewer agreements will allow the trust to preserve land and secure long‑term affordability.

Planning staff and the applicants described a package of technical approvals. Cold Smoke 1 included a watercourse mitigation plan that would reduce a standard 150‑foot structure setback in limited locations to 100 feet on the north side of the South Fork West Fork Gallatin River, paired with a set of mitigation and restoration measures and an explicit 150‑foot setback on the south side; staff proposed and commissioners adopted that south‑side clarification. The commission also approved a transportation variance allowing temporary 6‑foot gravel trails in place of some sidewalks prior to final site construction, finding topography and…