Development Projects

The commissioners continued the hearing to Thursday, April 24 at 2 p.m.

Project Description:

Fire Bucket Meadows Minor Subdivision is a proposed five-lot residential subdivision on 19.82 acres at 11109 Fire Bucket Loop, northwest of the Wye. The project is proposed by Dale Sparks and Tamara Jo Beich, represented by Professional Consultants, Inc. Each lot will be accessed from Fire Bucket Loop, a 60-foot private access road. Road improvements are planned to bring the section serving the subdivision up to Missoula County road standards.

As part of the subdivision review process, we are seeking public comments on how the proposal aligns with key review criteria, including:

• Compliance with zoning and the Growth Policy

• Potential impacts on agriculture, local services, the natural environment, wildlife, and public health and safety

• Adherence to state survey requirements and local subdivision regulations

• Provision of necessary easements

• Availability of legal and physical access

Project Timeline:

The Board of County Commissioners will review this proposal and make a decision at a public meeting on Thursday, March 27 at 2 p.m. in the Sophie Moiese Room at the Missoula County Courthouse Annex (200 West Broadway).

Community members, especially adjacent property owners, are encouraged to submit comments and questions by commenting on this post, attend the meeting in person, or join virtually via Microsoft Teams:

• Phone: Call 406-272-4824, Conference ID 467 457 758#

• Online: Visit missoula.co/bccmeetings

Project Staff Lead: Patrick Swart

Related documents: Click here to download the application.

UPDATE: Public Hearing Postponed for Thursday, May 1. New BFLR Application available.

Project Description:

Request from developer Al Arneson, being represented by PCI, Inc., to construct eight storage buildings with varying unit sizes, some designed to accommodate RV and boat storage on the 5.05-acre parcel. The buildings run north to south to maximize the size of the property. A fence will be placed around the property for privacy screening and to prevent trespassing.

Project Summary

The Frenchtown Storage project proposes construction of eight self-storage buildings on a 5.05-acre parcel at 15601 Roman Creek Road, at the southwest corner of Roman Creek Road and Frenchtown Frontage Road. The developers claim this development is designed to meet the growing demand for storage in the Frenchtown area, particularly for RV and boat storage, as the region experiences commercial and industrial expansion. The developer plans to comply with dark skies lighting standards, perimeter landscaping along Roman Creek Road for aesthetics and the facility will not be open 24/7.

The site will feature:

• 71,230 square feet of storage space across multiple buildings.

• Pull-through units in Building 1 to accommodate large vehicles such as RVs and boats.

• Automated gated entry for secure self-access.

• Gravel driveways with ample space for maneuvering large vehicles.

• Security fencing and on-site lighting for safety and theft prevention.

Infrastructure and Environmental Considerations

• Stormwater management: Designed to handle a 100-year storm event, with detention areas on the east and west sides of the property and a culvert to manage water flow.

• Land Use and site impact: The property is currently vacant and requires grading, but no significant environmental impacts are anticipated. No wildlife habitats were identified on the site.

• Traffic and access: The property will use an existing curb cut on Roman Creek Road for entry, with an additional northern access point for redundancy. Driveways will be unpaved, and bollards will be installed for unit protection. A public pedestrian easement on the east property line will remain unaffected.

Project Timeline:

Public Input: The project team seeks comments and questions from adjacent property owners and the broader community.

Final Approval: The Board of County Commissioners at a public meeting scheduled for 2 p.m., Thursday, May 1, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway. The original meeting was scheduled for Thursday, April 10, but was postponed.

Engagement Methods: Comments or questions can be submitted on here on Missoula County Voice; or community members can provide input via by attending in person or may attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your electronic device, please use the following link: missoula.co/bccmeetings

Project Staff Lead: Katy Reeder

Related Documents:

Frenchtown Storage Building for Lease or Rent Application (Updated)

Frenchtown Storage Layout

Frenchtown Storage Warranty Deed

Other documents can be viewed on the right-hand side of this page under 'Documents' > 'Frenchtown Storage — Buildings for Lease or Rent.'

A request to vary from Missoula County Subdivision Regulations Section 3.3.2.4

Project Description:

Project Overview

Missoula County is considering a proposal to remove an agricultural restriction from a property near Placid Lake, allowing for residential development. This project, known as the Placid View Lot Minor Subdivision, also includes a request for a variance from the county's subdivision regulations regarding through lots. The Missoula County commissioners will review and make a decision on this request, with public input encouraged from nearby property owners.

What's being proposed?

Placid View is a one-lot minor subdivision near Placid Lake. The property is currently encumbered by a covenant that was placed on the property as part of a subdivision exemption in 2001. The covenant requires the property to be used exclusively for agricultural purposes. The applicants, David and Karen Castle, would like to remove the covenant so the property can be developed for a residential use.

Removing the covenant requires the property to go through local subdivision review and receive approval from the Missoula County commissioners. If approved, the agricultural restrictive covenant will be removed from the property, allowing for uses other than agriculture. No additional lots will be created through this subdivision request—this proposal is simply about making the land eligible for home construction while still following all relevant zoning, health and building regulations. Any future development will still be required to comply with those regulations.

The Castles are also applying for a variance from Section 3.3.2.4 of the Missoula County Subdivision Regulations to allow the proposed subdivision lot to vary from through-lot restrictions. Their property is currently bordered by two existing roads—North Placid Lake Road (to the south) and Placid Creek Road (to the north). This is considered a "through lot" (lots with roads on both sides) in the Missoula County Subdivision Regulations, which are prohibited except when they are essential to overcome specific disadvantages of topography or orientation, as determined by the county commissioners as a variance request.

Project Timeline:

Missoula County wants to hear from adjacent property owners before making a decision. If you have questions or concerns about this proposal, now is the time to voice them.

• Submit Comments: Residents can share their thoughts and questions by commenting on this post or contacting the project lead between now and the public hearing.
• Attend the Public Hearing: The Missoula County commissioners will discuss and vote on this proposal 2 p.m. Thursday, March 13, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway.
  
  Participants may attend in person at this location or may attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your electronic device, please use the following link: missoula.co/bccmeetings

Project Staff Lead: Patrick Swart

View the subdivision proposal and application here.

Project Description:

The One Mile Estates Minor Subdivision proposes dividing a 14.06-acre parcel into five residential lots for single-family homes. The property is located just north of Interstate 90, near Frenchtown Frontage Road and Roman Creek Road, in an area with a mix of residential and agricultural land.

The land is currently vacant but has a history of prior subdivisions, including the Alexander Subdivision (approved in 2023) and the One Mile Ranch Subdivision (platted in 2019). The new lots will use an existing cul-de-sac road from the earlier development. Frenchtown High School is directly to the east, while the surrounding area includes a mix of existing and proposed homes, agricultural land and open space.

As part of the approval process, adjacent property owners are encouraged to provide feedback on the project. The goal is to ensure that community members have an opportunity to ask questions and share any concerns before a final decision is made.

Project Timeline:

• County commissioners hearing — 2 p.m. Thursday, March 13

Project Lead:

• Project Staff Lead: Katy Reeder

Community Engagement

The public engagement period is focused on gathering comments and questions from nearby property owners. These will help inform the county commissioners, who will make the final decision on the subdivision proposal.

If you live near the proposed subdivision and have input, this is your chance to share your thoughts before the commissioners' public meeting on March 13. Your feedback matters in shaping the future of the community!

View supporting documents here.

Introduction

The applicant is requesting modifications to the approved West Bonner Log Yard Major Subdivision, originally approved on July 13, 2023, soon to be renamed Blackfoot Crossing Subdivision. The property is legally described as COS #6988, Tracts 1B and 2A, and consists of approximately 116 acres located in West Riverside addressed as 8129 Cowboy Trail. The proposed modifications are prompted by the recent sale of the land and subdivision entitlements, as well as the need to revise the sanitary design and phasing boundaries.

The subdivider has proposed a phasing plan amendment and extension to the time frame for filing final plats. Additionally, the applicant is requesting a preliminary plat adjustment and amendments to the approved subdivision conditions to align them with the proposed preliminary plat adjustment.

View the Phasing Plane Amendment and Plat Adjustment application here.

1. Proposed Phasing Plan Amendment and Extension Request Summary:

The subdivision consists of two phases, with Phase 1 (15 lots) having a final plat deadline of December 31, 2026, and Phase 2 (14 lots) having a deadline of December 31, 2029. The request seeks to revise the subdivision from two phases to three—Phase 1, Phase 2 and Phase 3—while extending the deadlines to December 31, 2029, for Phase 1 and December 31, 2032, for Phases 2 and 3.

• Revised Phase 1: Lot 1, Lots 23-27, and portions of Common Area 1 and 2, with Lots 21-23 merged into a single Lot 23.
• Revised Phase 2: Lots 2-6, Lot 28, and a portion of Common Area 2.
• Revised Phase 3: Lots 7-20 and the remaining portions of Common Area 1 and 2.

With this request, the project must remain compliant with regulations, ensure adequate emergency access and maintain independent infrastructure for each phase. The extension is needed due to a recent property sale and adjustments to sanitary design. All required improvements will be completed or financially secured before advancing phases. All conditions from the original approval, or as amended – see proposal below, will continue to apply.

2. Proposed Preliminary Plat Adjustment and Related Condition Amendment Summary:

The owner proposes to remove No Build Zone/Berm Protection designations on Lots 1 and 25 due to changes in development needs and zoning regulations. The berms were originally intended for visual screening but are now believed to be unnecessary given updated design standards in the County Zoning Regulations, existing vegetation buffers and the industrial nature of surrounding areas. The owner claims that removing these restrictions allows for improved site development, better access and compliance with sanitation requirements; safety considerations, such as maintaining visibility at intersections, further support the request.

The subdivider proposes the following adjustments to the preliminary plat:

• Well Isolation Easements: Adjustments to well isolation zones to allow for individual wells or a public water supply, with new easements for water service lines.
• Community Drainfield Easements: Removal of easements on Lots 2 and 13, with a relocated community drainfield on Lot 23 to support phased development.
• Removal of No Build/Steep Slope Area Zone: Adjustment on Lot 28 and adjacent access road.
• Common Area Division: Splitting Common Areas 1 and 2 into five separate areas to align with phased platting.
• Lot Combination: Merging Lots 21, 22 and 23 to create a larger lot for future uses and a community drainfield.
• Delayed Sidewalk Installation: Construction of an eight-foot-wide sidewalk along the north side of Anaconda Street prior to Phase 3 final plat approval rather than Phase 1.
  

West Bonner Log Yard approved easements

Blackfoot Crossing proposed easementsAlong with these proposed preliminary plat adjustments, the following conditions must be revised, added or deleted to account for the proposed adjustments to the plat.

• Revised Condition #5: A paved temporary cul-de-sac at the end of Cowboy Trail must be installed with Phase 1. The emergency access from the end of the temporary cul-de-sac, associated with Phase 1, on Cowboy Trail to West Riverside Drive shall be paved prior to the filing of Phase 2 and be dedicated as an easement on the filed survey for the phased development remaining tract. The emergency access construction and easement must substantially comply with the Phase 2 Improvements Exhibit submitted with the 2025 amended preliminary plat, subject to review and approval by the Planning Office.
• Revised Condition #14: Written approval from adjacent property owners shall be submitted for any well isolation zone encroachments, if necessary, prior to the final plat approval of the appropriate phase. Reasonable changes to the isolation zone layout may be permitted. This condition accommodates changes to the plat based on this and other potential well isolation zone encroachments.
• Revised Condition #28: Areas surrounding the existing berms along West Riverside Drive shall be designated No Build Zones/Berm Protection on the face of the final plat or conditions of approval sheet and include associated bearings and distance measurements, subject to review and approval by the Planning Office.
• New Condition: The subdivider shall install a concrete eight-foot-wide curbside sidewalk along the north side of Anaconda Street prior to final plat approval of Phase 3.

• Limited Impact: The adjustments primarily affect the subdivision and have minimal public impact. The removal of No Build Zone – Berm Protection on Lots 1 and 25 aligns with existing zoning and visual buffers. Other modifications, such as removing the No Build/Steep Slope Area Zone and delaying the Anaconda Street walkway, remain minor.
• Regulatory Compliance: All changes adhere to Missoula County Subdivision Regulations, ensuring proper fire access, emergency services and sanitation. Merging Lots 21-23 and delaying the First Street walkway do not violate any requirements.
• No New Impacts: The amendments do not introduce new or increased impacts. Prior mitigations remain sufficient.
• Growth Policy & Findings: The changes align with the Missoula County Growth Policy and remain consistent with original findings. Any slope-related development will follow geotechnical and engineering standards.
• Stand-alone Adjustments: These updates stem from new ownership and are not part of an ongoing series. No additional modifications are currently planned.
• Not an Administrative Minor Subdivision: The changes apply to a multi-phase major subdivision that has undergone full review and approval.

Public Hearing Information

The Missoula County Planning, Development and Sustainability Department will present this request to the Board of County Commissioners at their regular public meeting on March 13, 2025, at 2:00 p.m. in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway. Participants may attend in person at this location or may attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your electronic device, please use the following link: http://missoula.co/bccmeetings