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Commission gives preliminary approval to Starlock D3 subdivision after staff conditions and setback protections
Summary
The commission approved preliminary removal of an agricultural covenant and preliminary plat for a D3 subsequent minor subdivision (Starlock Huffine LLC) that would create three commercial lots east of Four Corners; staff and the applicant added non‑interference setbacks to protect a Farmers Canal pipeline and required stormwater, trail and right‑of‑way conditions.
The Gallatin County Commission granted preliminary approval April 14 to a D3 subsequent minor subdivision proposed by Starlock Huffine LLC to convert a parcel east of Four Corners from agricultural covenant status into three commercial lots and a utility lot.
County planning staff (Chloe Bonson) presented findings that the parcel — part of an agricultural hayfield — meets criteria for removal of an agricultural covenant in order to permit commercial development consistent with the Bozeman area zoning and neighborhood plans. The planning board recommended approval 5–1; one planning board member had concerns about remaining agricultural uses in the area.
Key conditions and safeguards added during review included: • A 10‑foot non‑interference setback to protect an irrigation pipeline associated with the Farmers Canal operator; staff and the applicant updated the plat to show a 30‑foot non‑interference overlay on the existing 30‑foot ditch easement where appropriate. • Dedication of half the right‑of‑way for the future Love Lane extension and a 60‑foot right‑of‑way for Haley Springs Road; a 10‑foot trail easement along the northern boundary to integrate with the county trails plan. • DEQ stormwater review and sanitation‑act review where required; applicant representatives said no water or sewer services are proposed at this time and stormwater will be managed via on‑site detention basins.
Applicant representative Marlena Sadei (presenting for Starlock Huffine LLC) and managing member Casey Durham answered questions about modifications made after public comment, including coordination with Farmers Canal to identify the pipeline location and the added non‑interference setback. County planning staff noted that the subdivider provided updated non‑interference language on the plat and a utility lot to protect irrigation infrastructure.
Commissioners raised concerns about night‑sky and exterior lighting impacts from potential future uses such as storage units; planning staff and the applicant suggested that lighting standards are best addressed through zoning and land‑use permitting, not in the subdivision review, and flagged possible zoning amendments for broader night‑sky protections.
The commission voted 2–0 to remove the restrictive agricultural covenant upon final plat recordation and to grant preliminary approval subject to staff conditions and required easements and coordination with MDT and DEQ.
Why it matters: the approval enables commercial development in an area identified by local plans for mixed‑use/ commercial uses, while staff and the applicant added protections for irrigation infrastructure and stormwater; commissioners signaled interest in strengthening county lighting standards during later land‑use permitting.
