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HomeMy WebLinkAbout2 WEB Binder Spring Creek Village PreappSpring Creek Village Subdivision Pre-App Spring Creek Village LLC delaneynco@earthlink.net Bitnar Architects www.bitnararchitects.com C&H Engineering and Surveying, Inc. www.chengineers.com Jami Morris planningbozeman@yahoo.com Table of Contents Tab 1 – Subdivision Pre-Application Tab 2 – Project Description Contact Information Existing Site Conditions Sheet 1.0 Site Image Sheet 1.1 Vicinity Map Conservation District Email Tab 3 - Development Plan Development Proposal Requested Relaxations & Variances Waivers from Section 18.78.060 Subdivision Pre-App Sheet 3.1 Street Plan Sheet 3.2 Street Cross Section Tab 3 - Parks & Recreation Facilities Sheet 1.3 Site Plan: Park & Open Space Tab 4 - Affordable Housing Letter to CAHAB Tab 5 – Traffic Study Initial Traffic Study Page 1 Appropriate Review Fee Submitted CITY OF BOZEMAN DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M. Stiff Professional Building 20 East Olive Street P.O. Box 1230 Bozeman, Montana 59771-1230 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net DEVELOPMENT REVIEW APPLICATION 1. Name of Project/Development: 2. Property Owner Information: Name: E-mail Address: Mailing Address: Phone: FAX: 3. Applicant Information: Name: E-mail Address: Mailing Address: Phone: FAX: 4. Representative Information: Name: E-mail Address: Mailing Address: Phone: FAX: 5. Legal Description: 6. Street Address: 7. Project Description: 8. Zoning Designation(s): 9. Current Land Use(s): 10. Bozeman 2020 Community Plan Designation: 11. Gross Area: Acres: Square Feet: 12. Net Area: Acres: Square Feet: Page 2 (Development Review Application – Prepared 11/25/03; Amended 9/17/04, 5/1/06; 9/18/07) 13. Is the subject site within an urban renewal district? Yes, answer question 13a No, go to question 14 13a. Which urban renewal district? Downtown Northeast (NURD) North 7th Avenue 14. Is the subject site within an overlay district? Yes, answer question 14a No, go to question 15 14a. Which Overlay District? Casino Neighborhood Conservation Entryway Corridor 15. Will this application require a deviation(s)? Yes, list UDO section(s): No 16. Application Type (please check all that apply): O. Planned Unit Development – Concept Plan A. Sketch Plan for Regulated Activities in Regulated Wetlands P. Planned Unit Development – Preliminary Plan B. Reuse, Change in Use, Further Development Pre-9/3/91 Site Q. Planned Unit Development – Final Plan C. Amendment/Modification of Plan Approved On/After 9/3/91 R. Planned Unit Development – Master Plan D. Reuse, Change in Use, Further Development, Amendment /COA S. Subdivision Pre-application E. Special Temporary Use Permit T. Subdivision Preliminary Plat F. Sketch Plan/COA U. Subdivision Final Plat G. Sketch Plan/COA with an Intensification of Use V. Subdivision Exemption H. Preliminary Site Plan/COA W. Annexation I. Preliminary Site Plan X. Zoning Map Amendment J. Preliminary Master Site Plan Y. Unified Development Ordinance Text Amendment K. Conditional Use Permit Z. Zoning Variance L. Conditional Use Permit/COA AA. Growth Policy Map Amendment M. Administrative Project Decision Appeal BB. Growth Policy Text Amendment N. Administrative Interpretation Appeal Other: This application must be accompanied by the appropriate checklist(s), number of plans or plats, adjoiner information and materials, and fee (see Development Review Application Requirements and Fees). The plans or plats must be drawn to scale on paper not smaller than 8½- by 11-inches or larger than 24- by 36-inches folded into individual sets no larger than 8½- by 14-inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Application deadlines are Wednesdays at 5:00 pm. This application must be signed by both the applicant(s) and the property owner(s) (if different) before the submittal will be accepted. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representatives access to the subject site during the course of the review process (Section 18.64.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Applicant’s Signature: Date: Applicant’s Signature: Date: Property Owner’s Signature: Date: Property Owner’s Signature: Date: Page 3 (Subdivision Preapplication Checklist – Prepared 11/26/03; revised 9/20/04; revised 5/10/05; revised 7/24/07) SUBDIVISION PREAPPLICATION CHECKLIST These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Subdivision Type. First Minor Subdivision from a Tract of Record First Minor Subdivision from a Tract of Record with a Variance Second or Subsequent Minor Subdivision from a Tract of Record Major Subdivision B. Total Number of Lots. C. Proposed Uses. Indicate the number of lots (or spaces subdivisions for rent or lease, or units for condominiums) for each of the following uses: Residential, single household Park/Recreation/Open Space Residential, multi household Manufactured Home Space Planned Unit Development Recreational Vehicle Space Condominium Unit Commercial Townhouse Industrial Other: D. Preapplication Requirements. The preapplication plan may be a freehand sketch, legibly drawn, showing approximate boundaries, dimensions, areas and distances. The plan may be drawn directly on a print of a topographic survey required for the preliminary plat. Please refer to Section 18.78.030, BMC for the specific requirements for each item. Preapplication Requirements Yes No N/A 1. The name of adjoining subdivisions and numbers of adjoining certificates of survey, along with adjacent lot and tract lines 2. Location, name, width and owner of existing or proposed streets, roads and easements within the proposed subdivision; existing streets, roads and easements within adjacent subdivisions and tracts; and the name of street or road that provides access from the nearest public street or road to the proposed subdivision 3. Location of all existing structures, including buildings, railroads, power lines, towers, and improvements inside and within 100 feet of the proposed subdivision 4. Zoning classification within the proposed subdivision and adjacent to it. The zoning proposed for the subdivision, if a change is contemplated 5. A current U.S. Geological Survey Topographic map at the largest scale available with the subdivision clearly outlined 6. Embankments, water courses, drainage channels, areas of seasonal water ponding, areas within the designated floodway, marsh areas, wetlands, rock outcrops, wooded areas, noxious weeds and areas of active faults. Include copies of any permits listed in Section 18.78.020 (Streambed, Streambank and/Wetlands Permits), BMC that have been obtained for the project 7. Location, size, and depth of sanitary and storm sewers, water mains and gas lines ✔ 95 95 11 ✔ ✔ ✔ ✔ ✔ ✔ ✔ Page 4 Preapplication Requirements, continued Yes No N/A 8.Location of fire hydrants, electric lines, telephone lines, sewage and water treatment, and storage facilities 9. Subdivision block, tract, and lot boundary lines, with numbers, dimensions, and areas for each block, tract and lot 10. Street location, right-of-way width, and name 11. Easement location, width and purpose 12. Sites to be dedicated or reserved as park, common open space, or other public areas; with boundaries, dimensions and areas 13. Sites for commercial centers, churches, schools, industrial areas, condominiums, manufactured housing community, and uses other than single family residences 14. Describe how the subdivision will satisfy the requirements of Section 17.02, BMC, Affordable Housing 15. An overall development plan indicating future development of the remainder of the tract, if the tract is to be developed in phases 16. A title block indicating the proposed name, quarter-section, section, township, range, principal meridian, and county of subdivision 17. Scale, north arrow, name and addresses of owners and developers, and date of preparation 18. A list of variance requests which will be submitted with the application for preliminary plat 19. List of waivers requested from the requirements of Section 18.78.060 (Additional Subdivision Preliminary Plat Supplements), BMC, shall be submitted with the preapplication. The City of Bozeman shall notify the developer in writing of any waivers granted from Section 18.78.060, BMC, after the preapplication meeting or plan review E. Section 76-3-504(1)(q)(iv) of the Montana Code Annotated requires that a preapplication meeting take place no more than 30 days from the date that the agent or agency receives a written request for a preapplication meeting by the subdivider. The City of Bozeman strongly encourages Planning Board and City Commission review of preapplications for major subdivisions. Planning Board and City Commission review of preapplications provides invaluable comments and recommendations to aid in the preparation of preliminary plat applications. However, Planning Board and City Commission review makes it difficult to comply with the 30-day review deadline specified in state law. By marking the checkbox below, the developer agrees to a voluntary extension of the 30-day review deadline for this preapplication. If the checkbox is not marked, the preapplication WILL NOT be reviewed by the Planning Board or City Commission. By marking this checkbox I agree to a voluntary extension of the 30-day review deadline for this preapplication. Applicant’s Signature: Date: Applicant’s Signature: Date: ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Project Description Contact Information Spring Creek Village LLC Tony Renslow Project Manager 101 E. Main St., Ste. D Bozeman, MT 59715 406.586.3132 (office) 406.586.8692 (fax) 406.539.7374 (cell) delaneynco@earthlink.net Bitnar Architects 502 S. Grand Avenue Bozeman, MT 59715 406.587.1983 (office) 406.587.2125 (fax) bitnar@imt.net C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT 59718 406.587.1115 (office) 406.587.9768 (fax) mcotterman@chengineers.com Jami Morris 2440 Etta Place Bozeman, MT 59718 406.570.6209 planningbozeman@yahoo.com Existing Site Conditions Spring Creek Village PUD consists of 31 acres zoned Urban Mixed Use with a Community Commercial Mixed Use land use designation and located within the West Main Street (Class I) Entryway Corridor. The flat vacant land within Spring Creek Village has been historically used for hay and is predominantly grassland. The Maynard Border Ditch runs north to south through the western portion of the property. There is an existing 15 foot ditch easement on the west side of Maynard Border ditch and 5 feet on the east side. The vegetation bordering the ditch is mostly cottonwood, willow, dogwood and wild rose. Maynard Ditch looking south from Fallon Street The property is located in the northwest portion of town on the northwest corner of the signalized intersection of Huffine Lane and Ferguson Avenue. The project site is bound by Huffine Lane, Ferguson Avenue, Resort Drive and Fallon Street. The adjacent roadways have been improved with the original platting of Spring Creek Village Minor Subdivision. Huffine Lane is improved to a 5 lane arterial highway and the remaining streets are designed and constructed as 2 lane local streets. Currently, the site is accessed from Fallon Street at the Resort Drive intersection and the 2 curb cuts east of the ditch. Although curb and gutter has already been installed along Fallon Street and Resort Drive the sidewalks will be installed with the subdivision infrastructure that will connect to the existing asphalt trail along Ferguson Avenue. Ferguson Avenue trail looking south toward the Huffine intersection Utilities and community facilities such as gas, electric, telephone, water and sewer were installed with the original platting of the Spring Creek Village Minor Subdivision. The utilities will be accessed from their existing locations within the utility easements surrounding the property. Water and sewer will be provided to the subdivision from the 12” water and 8” sewer mains in Fallon Street; 8” water and 10” sewer mains in Resort Drive; and the 10” water main in Ferguson Avenue. The area within the ½ mile radius of the property is an eclectic mix of residential and commercial uses. Spring Creek Village was originally subdivided as a minor subdivision over 10 years ago. Since then the adjacent property within the city limits has developed into a small neighborhood commercial area with a bank and a gas station to the east and professional offices, a health and exercise establishment, restaurant and residential condominiums to the north. The adjacent land to the west remains vacant but further west and within a ½ mile radius of the property is an automobile sales, service and washing complex, a veterinary clinic and a bank. The land across Huffine Lane to the south of Spring Creek Village lies within the county and includes Mountain Meadow Estates trailer park and Allied Waste. Cottonwood Condos and linear trail looking north from Fallon Street Bank on corner of Huffine and Cottonwood From: Murnion, Marcie - Bozeman, MT [mailto:Marcie.Murnion@mt.nacdnet.net] Sent: Monday, August 16, 2010 10:26 AM To: Delaney & Company Subject: Ditch Info Mr. Mike Delaney, The waterway you asked me to look up in Section 10, Township 2S, Range 5E, between Resort Road and Ferguson Road is the Maynard Border Ditch. The CD does not take jurisdiction over ditches. We do advise that the ditch company be contacted pending any proposed work on the ditch. Let me know if I can be of further assistance. Marcie Murnion Gallatin Conservation District 406-522-4011 www.gallatincd.mt.nacdnet.org Development Plan Development Proposal Spring Creek Village PUD is a 5 phase subdivision providing a flexible environment for commercial, office and residential development. The proposed 95 lot subdivision will provide a mix of uses including a lodge, restaurants, bars, a grocery store, a bank, a variety of retail uses, a movie theater, offices, residential condominiums, live/work units, a 1.4 acre private park/neighborhood center and a golf course with a driving range. Infrastructure improvements for phase 1 are planned for spring 2011 upon preliminary plat approval. Building construction within phase 1 will likely commence shortly after final site plan/COA approval is granted. Concurrent construction will be requested for phase 1 to allow the first tenants to start construction by summer 2011. Spring Creek Village LLC intends to build the lodge and the restaurant-bar as phase 1 of the development. In addition to the building, sidewalk, parking and access improvements expected with phase 1 we also intend to construct the phase 1 and 2 stormwater improvements. A majority of the remaining construction will likely be completed by future lot owners in subsequent phases. The unique lot design is similar to modular lotting. The expansion lots afford additional flexibility in building design. The narrow lot can either be purchased by an adjacent lot owner for additional building area, to allow patio seating and other private outdoor amenities or to be constructed as a throughway between buildings. Located within the center of the subdivision is the 1.4 acre park for the subdivision. The private park is the nexus of the subdivision and our neighborhood center. All too often parks and open space areas within commercial developments go unused and become neglected eyesores. In addition to functionality the park has been designed to integrate commercial uses with the park to encourage greater use of the outdoor amenity. The 4 tenants which anchor the park could be a sandwich shop, coffee shop, art gallery, fly fishing store or other endless possibilities. The park will also provide subdivision tenants with an area for various sponsored functions such as concerts, promotional events, exhibits, dining, movies, ice skating, craft fairs and markets. Requested Relaxations & Variances Zoning 18.19.020.A Authorized Uses- Table of principal, conditional and accessory uses. Golf course and driving range as a principal permitted use. 18.19.020.D Mixed Uses Required and Limited- The ground level gross building area shall be at least 75% non-residential in use. Two condominium buildings proposed with 100% residential use. 18.19.050.B Maximum Setback- Buildings shall be oriented to the adjacent street. Buildings proposed to orient towards the interior private streets with similar design and character on all street facing sides. 18.19.060.A Minimum Building Height- Minimum building height is three stories and 32 feet. One and two story buildings also proposed with design and fenestration to coordinate with the taller buildings within the development. A minimum building height of 25 feet proposed. Subdivision 18.42.020.C Neighborhood Center Frontage- The neighborhood center shall have frontage along 100 percent of its perimeter on public or private streets. Developed lots are proposed for the 4 corners of the park. 18.42.030.C Double/Through and Reverse Frontage- Double/through frontage lots shall be avoided except where essential. Lots are designed with private street adjacency on multiple sides. 18.42.040.B Block Length- Block length shall not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 300 feet in length. Blocks are less than 300 feet in length. 18.42.040.C Block Width- Blocks shall not be less than 200 feet for more than 400 feet in width. Blocks are designed at less than 200 feet in width. 18.44.020.A Private Streets- A local private street right of way requirement is 31, 33 or 35 feet from back-of-curb to back-of-curb. The private streets are proposed as standard drive aisle width of 27 fe from back-of-curb to back-of-c et urb. 18.44.0 Public Street, Approved Private Street, lley Required- cal access from a public street, approved private street or 90.B Drive Access from Improved A Each lot is required to have twenty five feet of frontage as well as, legal and physi greenway corridor. Primary lot access and frontage will be provided from 26 foot w drive aisles. ide Subdivision Variance Requested: dards- Unsignalized intersections shall have a minimum acceptable LOS of “C”. 18.44.060.D Level of Service Stan Improvements to Valley Commons Drive- ley install improvements within Based on the level of service the traffic study suggests improving Val Commons Drive. The Ridge was required to Valley Commons Drive as a condition of subdivision and planned unit development approval. A pork chop was installed to limit Valley Commons Drive to right in/right out only turning movements. Upon completion of the improvements within the right of way there was considerable public disapproval. In response the City Commission had the pork chop removed and deemed the condition satisfied. Therefore, the owner requests that in fulfilling the requirements of the traffic study a condition to make similar improvements to the roadway be avoided entirely. Waivers from Section 18.78.060 The property owner requests the following waivers from 18.78.060 Additional Subdivision Preliminary Plat Supplements. 18.78.060.T Affordable Housing- Describe how the subdivision will satisfy the requirements of Title 17, Chapter 2, BMC (Workforce Housing Units). No workforce housing units are proposed within this development. See letter requesting exemption Tab 4 – Affordable Housing. September 27, 2010 CAHAB City Affordable Housing Advisory Board Brian LaMeres PO Box 1230 Bozeman, MT 59771 RE: Spring Creek Village Workforce Housing Dear CAHAB Board, This letter is to request a waiver of workforce housing requirement by the City of Bozeman for Spring Creek Village. Our research indicates that workforce housing is not necessary within the development for the following reasons: 1. Proximity of Existing Housing There are two (2) existing developments that currently market to this demographic. For example, within a ½ mile radius of the Cottonwood and Ravalli intersection there is an existing apartment complex and a new complex under construction that is marketed as Affordable Housing. There will be in excess of 100 units within a short walking distance to Spring Creek Village. Within approximately one (1) mile, of our proposed development, located at College and Professional Drive, are 2 more existing complexes that also provide affordable housing. Adequate affordable housing is already in existence. Requesting more workforce housing would, in our opinion, over saturate our market. 2. Creativity & Flexibility Spring Creek’s “Urban Mixed Use” zoning is intended to encourage a creative and flexible environment, utilizing the live/work model. It is our intent to provide mixed use pad sites for individual purchase. The motivation to create a mixed use building for their professional and residential needs will vary from Buyer to Buyer. Business owners will have the opportunity to own the building they operate out of and also reside at, if they should choose. We are certain that a wide variety housing opportunities will be available within Spring Creek Village. These opportunities will range from condo/hotel sales, small studios to larger apartments for lease and more elegant and larger residential units. 3. Impossible to Accurately Assess total number of Residential Units: The proposed Spring Creek Village is a master planned subdivision and PUD. The emphasis is on smaller individual mixed use Lots for sale and to be developed by end users. Once we develop and sell an individual lot, we cannot guarantee to the City of Bozeman if that end user will in fact be building any residential units and/or office units on the 2nd or 3rd floors. Some lots will have residential and some will not have any residential uses. We are creating a mixed use land development with each and every lot having a wide variety of building designs and uses. It is impossible to impose an artificial residential mandate on any part of this Spring Creek Village PUD. Some buildings may in fact be a single use, such as a retail use or restaurant / bar use or a bank / office use. Often buildings will in fact be mixed-uses on separate floors. It is our goal to have Spring Creek Village to be an efficient model of Urban Mixed Use zoning within Bozeman. Sincerely, Michael W. Delaney March 24, 2010 Mike Tierney Montana Department of Transportation P.O. Box 201001 Helena, MT 59620-1001 RE: Spring Creek Village Resort Preliminary Traffic Analysis Dear Mike, At the request of the developer, Delaney & Company, ATS has reviewed the proposed development plan for the Spring Creek project in Bozeman and performed a preliminary analysis of the area intersections. Please note that this analysis is based only on the initial development plans at this site and is not intended as a formal traffic impact study. The purpose of this letter is to help identify improvements that may be necessary at area intersections and determine if these improvements are viable based on City of Bozeman and MDT road design policies. The estimated total trip generation from the current Spring Creek Village Resort development plan is 8,000 VPD, which is down from 15,000 VPD estimated from the original plan created in 2003. Existing traffic volumes in the area have decreased around 25% along Huffine Lane since they were last analyzed for this project in 2006. Traffic volumes on Ferguson have remained approximately the same. Pedestrian and bicycle safety will be a focus for this project and many roadway improvements will be implemented with that goal in mind. The main roads which will be affected by this project are Huffine Lane (principal arterial), Ferguson Road (collector), Fallon Street (local), Resort Drive (local), and Valley Commons Drive (local). All of the roads within the development would be privately maintained. The impacts from the proposed project have been broken down by intersection. The critical intersections around this project are follows: 1. Huffine Lane & Resort Drive– This intersection currently has a channelized right-turn lane to restrict vehicles to right-out only movements onto Huffine Lane. Right- and left-turning movements are currently allowed into Resort Drive and Huffine Lane currently has a designated left-turn lane at this location. No changes are planned at this intersection from this development. 2. Resort Drive & Spring Creek Village Drive – This intersection is located 420 feet from Huffine Lane and has been proposed as a four-way STOP intersection with raised pedestrian crosswalks. This will be the primary access point for the developments on both sides of Resort Drive. The purpose of the four-way STOP will be to help control the traffic flow through the heart of the development site and help encourage pedestrian movement between the medical and office land 130 South Howie Street Helena, Montana 59601 406-459-1443 uses west of Resort Drive and the commercial and residential land uses east of Resort Drive. A four-way STOP at this location would fit with the overall goals of the development by slowing traffic and providing a safe and easy location for pedestrians to cross the two main roads within the development. 3. Resort Drive & Fallon Street – The projected traffic volumes at this location indicate that the intersection will function adequately with a simple two-way STOP control on Fallon Street. Raised crosswalks at the intersection may be beneficial to promote pedestrian safety. 4. Fallon Street & Ravalli Street/The Ridge - The projected traffic volumes at these intersections indicate that a simple two-way STOP control will be adequate. Raised crosswalks on Fallon Street at the intersections may be beneficial to promote pedestrian safety. 5. Fallon Street & Fergusson Road– The intersection of Ferguson Road and Fallon Street would work adequately with the existing lane configuration and the two-way STOP control for the initial development of the Spring Creek Village Resort, up to 40% build-out. If additional turn lanes were installed and the intersection was converted to a 4-way STOP, the intersection would function well through full-development of the Spring Creek property at 100% buildout. It is unlikely that the traffic generation for the Spring Creek Village Resort alone would cause any peak-hour signalization warrants to be met at full build-out, but the addition of traffic from other developments in this area in the future may create a need for additional traffic controls at this intersection. A modern roundabout may be desirable at this intersection in the future to address the access needs along Fergusson Road, but is not necessary at this time. 6. Spring Creek Drive & Ferguson Road – At this location the development plans suggest creating an additional access into the Spring Creek development site which would allow right/left in and right-out only traffic movements. All of the traffic movements on this new west approach should function adequately assuming a two-way left-turn lane was installed along Ferguson. Please note that this new turning lane may need to be constructed adjacent to the existing left-turning lane at Huffine Lane (the intersection is 280 feet from Huffine Lane). The additional traffic going into the Spring Creek development site at Valley Commons Drive will increase the delay for drivers turning left onto Ferguson on the eastern approach and the LOS for that leg will go to F before full build-out of the Spring Creek Village Resort. However, the LOS at this intersection will eventually go to LOS F regardless of the construction of this development. The construction of the Spring Creek Village Resort would hasten the need for improvements along Ferguson Road and would help bring about positive and permanent solution to the existing problems at the Valley Commons Drive intersection. A right-out only at Valley Commons Drive would address this issue but would need to be implemented along with a future roundabout at Fallon Street to address the access needs in this area. It is also recommended that the existing approach to the gas station between Valley Commons and Fallon be eliminated in favor of a new approach onto Fallon from the gas station. 7. Huffine Lane & Fergusson Road– This intersection should function adequately through full 100 % build-out of the Spring Creek Village Resort with the existing as-built signal and lane configurations. Based on existing traffic volumes at this location, it is likely that a right-turn deceleration lane may be currently warranted for westbound traffic on Huffine Lane, without any development of the Spring Creek Village Resort property. The construction of this turning lane should be considered in conjunction with all of the other developments planned for this area. At this time we would like MDT to review these conceptual plans and provide feedback as to the appropriateness of these intersection treatments as they relate to MDTs planning goals for Huffine Lane. A formal TIS with detailed phasing plans will be prepared for this development, but it would be extremely helpful to receive some feedback from MDT in regards to these preliminary plans so that the intersection mitigation options are more defined as we go in the formal TIS process. If you have any questions please feel free to call me at 406-459-1443. Sincerely, Bob Abelin, P.E. Abelin Traffic Services