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

Project description:

Roseburg Forest Products is requesting a boundary line relocation for the properties where the former Roseburg mill was located until it closed earlier this year. Roseburg representative WGM Group is requesting to use the Relocation of Common Boundaries Exemption for the property located at 3250 to 3300 Raser Drive in Missoula.

The property is located southeast of the Interstate 90/Grant Creek Road interchange and west of the city of Missoula. It is comprised of nine tracts totaling about 220 acres. Boundary line relocations result in the same number of tracts, with all new tracts for this request ranging from 20 to 46 acres. All tracts are zoned for heavy industrial use. Click here to learn more and see relevant documents.

Project timeline:

The Missoula County commissioners will hear this request at a public meeting at 2 p.m., Thursday, Oct. 3. Participants may attend the public hearing in-person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. Participants may also 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 lead:

Contact Jennie Dixon under the “Who’s Listening” section of the right-hand side with any questions.

Project description:

Spanish Skies, LLC, represented by Woith Engineering, Inc. is requesting to subdivide a 5.93-acre parcel into two lots. The property is located at 5115, 5055 and 5005 Highway 93 S, at the southwest corner of Blue Mountain Road and Highway 93. Details on the subdivision request are available online at this link.

Project timeline:

The Missoula County commissioners will hear this item at their 2 p.m. Thursday, Oct. 10 public meeting. Join the meeting in the Sophie Moiese Room of the Missoula County Courthouse annex or online via Microsoft Teams. Find the meeting agenda and link to join at http://missoula.co/bccmeetings.

Project lead:

Contact Tim Worley under the “Who’s Listening” section of the right-hand side with any questions or to submit public comment.

Project description:

The Creighton subdivision is a proposed 9-lot residential major subdivision, including one utility lot, located off Clements Road in the Target Range area. The proposal includes a common area. Two variances are requested: 1.) a variance to not provide access off a road with less use, and 2.) a variance to not connect through to Walker Drive to the south.

Click here to learn more, including upcoming public hearings, and to submit public comment.

Project description:

This proposal is to construct an elevated observation deck platform approximately 25 feet from the high water mark of the shore of placid lake at 8523 North Placid Lake Road. The zoning district the property is in requires a 50’ setback from the high water mark. Construction of any structure in the setback specified by zoning requires a variance.

Find the full subdivision application and review materials linked here.

Project timeline:

The planning and zoning commission and Missoula County commissioners will hear this item at the 2 p.m. Thursday, Aug. 22 public meeting. Join the meeting in the Sophie Moiese Room of the Missoula County Courthouse annex or online via Microsoft Teams. Find the meeting agenda and link to join at http://missoula.co/bccmeetings. Please note the agenda will be published on Friday, Aug. 16.

Project lead:

Contact Zach Jones under the “Who’s Listening” section of the right-hand side with any questions.

Project description:

Ninemile Acres is a proposal by Gerald and Joann Bender, represented by Professional Consultants, Inc., to create a three-lot minor subdivision on 10.06 acres located at 22800 Ninemile Road in Huson. The existing lot is developed with a mobile home, a shop, stock pens, and three sheds. The proposed lots are intended for residential use. Primary access to the subdivided lots will be from Ninemile Road, which runs adjacent to the southwestern property boundary.

Find the full subdivision application and review materials linked here.

Project timeline:

The Missoula County commissioners will hear this item at the 2 p.m. Thursday, Aug. 22 public meeting. Join the meeting in the Sophie Moiese Room of the Missoula County Courthouse annex or online via Microsoft Teams. Find the meeting agenda and link to join at http://missoula.co/bccmeetings. Please note the agenda will be published on Friday, Aug. 16.

Project lead:

Contact Patrick Swart under the “Who’s Listening” section of the right-hand side with any questions.