Project Description

Missoula County is seeking public input on a proposed special exception request from Amerco Real Estate Company to develop a U-Haul mini-warehouse self-storage facility south of Missoula.

The project is located at 4567 Yuhas Ranch Lane, legally described as S02, T12 N, R20 W, C.O.S. 5877, Parcel 4.

The zoning for the 61.61-acre property is split between Agriculture, Reserve (AGR) and Commercial Center (CC). The proposed development would be located on the 11.26-acre portion of the parcel zoned CC. This use is permitted in the CC zoning district as a special exception, which the Missoula County Board of Adjustments must approve.

In addition to the mini warehouse, the proposal includes the retail sale of moving supplies, truck and trailer rentals, and a mechanic shop for the repair of U-Haul vehicles. These uses are permitted in the Commercial Center zoning district and do not require approval.

Special Exception

A special exception is granted when a proposed use does not strictly meet requirements of the zoning district, but it meets design standards and conditions that make it consistent and compatible with existing uses in the district.

To approve the special exception, the board must determine:

• The proposed use or development will be compatible with and will not substantially injure the value of adjoining property;
• The proposed use preserves the character of the district, and the property is suitable for the use proposed.

When reviewing the application, the board will consider the following factors:

1. Access, traffic and parking demand created by or impacted by the use, as well as pedestrian, bicycle, and onsite vehicular circulation.
2. Dedication and development of streets, right-of-way and public use areas, such as sidewalks next to the property and the capacity to handle the use.
3. Impacts on or of public and private utilities or services.
4. Proposed siting of any new structures necessary to accommodate the use and their relationship to adjoining and surrounding properties.
5. Recreation opportunities and open lands available to serve the use, if relevant.
6. Natural resource protections.
7. Area of land necessary and whether the site can adequately accommodate the use and meet the intent of the district and character of the neighborhood.
8. Any other unique or relevant circumstances related to the property.

Project Timeline

Board of Adjustment Public Hearing: Wednesday, July 16, 6 p.m.

Participants may attend the public hearing in person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway in Missoula. Participants may also attend the meeting virtually over Microsoft Teams by going to http://missoula.co/boardofadjustment. To join the call on your phone, call 406-272-4824, Conference ID 311 766 349#.

This project is not subject to approval by the Board of County Commissioners.

Public Comment

Submit public comment using the comment tool below. Comments submitted before July 15 will be included in the packet for the Board of Adjustment meeting.

Project Lead

Patrick Swart, 406-258-4841, pswart@missoulacounty.us

Related Links and Documents

U-Haul Special Exception Documents

Project Description

Missoula County is seeking public input on a proposed special exception request from SK Gordon LLC at the Wye to operate a recreational training facility to provide education and hands-on training for athletes involved in recreational cheerleading training and conditioning.

The project is located at 7605 Pontrelli Place, legally described as legally described as Pontrelli Addition, S28,
T14 N, R20 W, Lot 2p, Acres 1, & Racetrack Industrial Park.

Special Exception

A special exception is granted when a proposed use (in this case, a training facility) does not strictly meet requirements of the zoning district, but it meets design standards and conditions that make it consistent and compatible with existing uses in the district.

This property is zoned ICL (Industrial Center, Light), and the proposed training facility is a non-conforming use, meaning it does not comply with current zoning. The Missoula County Zoning Regulations do not allow for the proposed use, which is classified as Recreation, Commercial Indoor. The Missoula County Board of Adjustment must review the proposal and determine if the use will ensure compatibility with adjacent land uses before granting a special exception.

To approve the special exception, the board must determine:

• The proposed use or development will be compatible with and will not substantially injure the value of adjoining property;
• The proposed use preserves the character of the district, and the property is suitable for the use proposed.

When reviewing the application, the board will consider the following factors:

1. Access, traffic and parking demand created by or impacted by the use, as well as pedestrian, bicycle, and onsite vehicular circulation.
2. Dedication and development of streets, right-of-way and public use areas, such as sidewalks next to the property and the capacity to handle the use.
3. Impacts on or of public and private utilities or services.
4. Proposed siting of any new structures necessary to accommodate the use and their relationship to adjoining and surrounding properties.
5. Recreation opportunities and open lands available to serve the use, if relevant.
6. Natural resource protections.
7. Area of land necessary and whether the site can adequately accommodate the use and meet the intent of the district and character of the neighborhood.
8. Any other unique or relevant circumstances related to the property.

Project Timeline

Board of Adjustment Public Hearing: Wednesday, July 16, 6 p.m.

Participants may attend the public hearing in person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway in Missoula. Participants may also attend the meeting virtually over Microsoft Teams by going to http://missoula.co/boardofadjustment. To join the call on your phone, call 406-272-4824, Conference ID 311 766 349#.

This project is not subject to approval by the Board of County Commissioners.

Public Comment

Submit public comment using the comment tool below. Comments submitted before July 15 will be included in the packet for the Board of Adjustment meeting.

Project Lead

Kevin Dantic, 406-258-4652, kdantic@missoulacounty.us

Related Links and Documents

Pontrelli Place Site Plan
Pontrelli Place Special Exception Application

Project Description

Missoula County is seeking public input on a proposed special exception and variance request from Titan Self-Storage in Bonner to allow for construction of two additional storage buildings on the east side of the property.

The project is located at 7102 Hwy. 200 E., legally described as Lots 2-4 of Deed Exhibit 183 in S17, T13N, R18W, P.M.M.

Special Exception

A special exception is granted when a proposed use (in this case, adding more buildings to the existing storage facility) does not strictly meet requirements of the zoning district, but it meets design standards and conditions that make it consistent and compatible with existing uses in the district.

This property is zoned NC (Neighborhood Commercial), and the existing seven-building self-storage facility is a non-conforming use, meaning it met all zoning regulations that were in place at the time it was built, but it does not comply with current zoning. [CP1] [AF2] The Missoula County Zoning Regulations allow for expansion of non-conforming uses up to 50% if approved by the Board of Adjustment. The board will review the special exception to determine if the expansion will be compatible with adjacent land uses and is consistent and compatible with overall community character.

To approve the special exception, the board must determine:

• The proposed use or development will be compatible with and will not substantially injure the value of adjoining property;
• The proposed use preserves the character of the district, and the property is suitable for the use proposed.

When reviewing the application, the board will consider the following factors:

1. Access, traffic and parking demand created by or impacted by the use, as well as pedestrian, bicycle, and onsite vehicular circulation.
2. Dedication and development of streets, right-of-way and public use areas, such as sidewalks next to the property and the capacity to handle the use.
3. Impacts on or of public and private utilities or services.
4. Proposed siting of any new structures necessary to accommodate the use and their relationship to adjoining and surrounding properties.
5. Recreation opportunities and open lands available to serve the use, if relevant.
6. Natural resource protections.
7. Area of land necessary and whether the site can adequately accommodate the use and meet the intent of the district and character of the neighborhood.
8. Any other unique or relevant circumstances related to the property.

Variance

A variance is a relaxation of specific provisions of zoning regulations that can be granted when literal enforcement of would result in unnecessary or undue hardship.

The applicant is requesting a variance to construct the two new storage buildings outside of the required build-to zone, which is the area of a lot where a certain percentage of the front building facade must be located. This build-to zone requires the storage units to be located within 10 feet of the highway street-frontage. Instead, the applicant is seeking a variance so the buildings can be set back 35 to 40 feet from the highway, which would be consistent with prior development on the site. Otherwise, this proposal will meet all other zoning requirements of this district.

The Board of Adjustment may approve a zoning variance if it’s not contrary to the public interest where, owing to special conditions, a literal enforcement of the regulations will result in an unnecessary hardship. The board must consider the following criteria when evaluating a variance:

1. The variance will not authorize a use that is not already allowed in the zoning district.
2. The proposed variance will not authorize additional density beyond what is allowed in the zoning district.
3. Special conditions exist that are unique to the property, such as size, shape, topography or location, that do not apply to other lands in the same zoning classification.
4. Whether literal enforcement of the provisions of these regulations will result in unnecessary hardship that is not of the applicant’s own making.
5. Granting the variance will be in harmony with the general purpose and intent of these regulations and the Missoula County Growth Policy and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.
6. The request for the variance is not based on monetary factor

Proposed Site Plan

Project Timeline

Board of Adjustment Public Hearing: Wednesday, July 16, 6 p.m.

Participants may attend the public hearing in person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway in Missoula. Participants may also attend the meeting virtually over Microsoft Teams by going to http://missoula.co/boardofadjustment. To join the call on your phone, call 406-272-4824, Conference ID 427 662 811#

This project is not subject to approval by the Board of County Commissioners.

Public Comment

Submit public comment using the comment tool below. Comments submitted by July 15 will be included in the packet for the Board of Adjustment meeting.

Project Lead

Jennie Dixon, 406-258-4946, jdixon@missoulacounty.us

Related Links and Documents

Titan Self Storage Application

The Missoula County Department of Planning, Development, and Sustainability (PDS) has received a request from Mikel Siemens with Core Water Consulting, on behalf of Michael and Jenny Lindemer, for a variance from the Missoula County Shoreline Regulations. The subject property is located at 3129 Hwy. 83, on the east shore of the southeast cove of Seeley Lake (Lots 1A and 3A of Seeley Lake Shore Sites in Section 3, Township 16 North, Range 15 West, Missoula County P.M.M.)

The applicant requests a permit for dredging approximately 611 cubic yards of lakebed material next to an existing marina dock. A variance from the regulations is requested to exceed the dredging volume limit of 500 cubic feet. County shoreline regulations define dredging as the process of excavating material from the lake bottom, lowering the elevation of a portion of the lake bottom. Dredging a bed of a lake or shoreline may cause suspension of fine materials, re-suspension of nutrients and toxic materials, exposure of stable lakebed sediments to unstable conditions, removal of lakebed armament and creation of steep bench areas.

Public hearings

The Missoula Consolidated Planning Board and Board of County Commissioners will hold public hearings to consider the request. Both hearings are in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway St., in Missoula. Remote meeting options are available. Contact staff if you need auxiliary aid/service or other accommodation due to a disability.

Planning Board hearing: Tuesday, Aug. 5, 6 p.m.

County Commission hearing: Thursday, Aug. 14, 2 p.m. The public meeting agenda and virtual attendance information will be posted at missoula.co/bccmeetings

Public comment

Submit public comment using the comment tool below. Written comments may also be mailed to Planning, Development, & Sustainability, 200 W. Broadway Street, Missoula MT 59802.

The application, supplemental materials, Project Impact Assessment, maps, plans, figures, a weed control plan, and other documents are available for review at the PDS office at 127 E. Main Street., Suite 2, in Missoula, or online here. Call 406-258-4657 or email mheimel@missoulacounty.us with any questions or to make an appointment to review the permit application.

Project Description:

The Missoula County Planning, Development & Sustainability Department (PDS) has received a floodplain development permit application from BNSF Railway for rehabilitation of railroad bridge piers in the Clark Fork River.

The site is located about one-third of a mile downstream of the confluence of the Clark Fork and Blackfoot rivers, in Section 20, Township 13 North, Range 18 West, Missoula County, P.M.M. View the site map here.

The full application is available for review in the PDS office at 127 E. Main St., Suite 2, in Missoula or by commenting on this post below. Written comments will be accepted through Wednesday, June 18. Address comments to: Matt Heimel, Floodplain Administrator, Planning, Development & Sustainability, 200 W. Broadway, Missoula, MT 59802, or contact floodplain@missoulacounty.us or 406-258-4657 for more information.

The primary purpose of a floodplain development permit is to ensure the proposed excavation and channel work complies with the floodplain regulations, which are designed to promote public health, safety and general welfare while minimizing flood-related risks and losses in areas subject to flood hazards and promoting wise use of the floodplain.

Project Timeline:

• Public Comment Period: Open through Wednesday, June 18. The public is invited and encouraged to provide comments and questions for the administrative permit review.
• Permit Review Process: The floodplain administrator will review the project and determine whether to approve, approve with conditions or deny the application within a reasonable timeframe.

Staff Lead:

Matt Heimel

Related Documents & Links:

Permit Application Packet

NWO Letter

Missoula Conservation District Permit

Site Plan

General Layout

Joint Application

Site Map

Missoula County Floodplain Administration

Project Description:

The Missoula County Planning, Development & Sustainability Department (PDS) has received a floodplain development permit application from BNSF Railway for construction of scour countermeasures with the Blackfoot River to mitigate future erosion risk.

The site is located at the existing railroad bridge in Bonner crossing the Blackfoot River, upstream of Interstate 90 and downstream of Highway 200, in Section 21, Township 13 North, Range 18 West, Missoula County, P.M.M. View the site map here.

The full application is available for review in the PDS office at 127 E. Main St., Suite 2, in Missoula or by commenting on this post below. Written comments will be accepted through Wednesday, June 18. Address comments to: Matt Heimel, Floodplain Administrator, Planning, Development & Sustainability, 200 W. Broadway, Missoula, MT 59802, or contact floodplain@missoulacounty.us or 406-258-4657 for more information.

The primary purpose of a floodplain development permit is to ensure the proposed excavation and channel work complies with the floodplain regulations, which are designed to promote public health, safety and general welfare while minimizing flood-related risks and losses in areas subject to flood hazards and promoting wise use of the floodplain.

Project Timeline:

• Public Comment Period: Open through Wednesday, June 18. The public is invited and encouraged to provide comments and questions for the administrative permit review.
• Permit Review Process: The floodplain administrator will review the project and determine whether to approve, approve with conditions or deny the application within a reasonable timeframe.

Staff Lead:

Matt Heimel

Related Documents & Links:

Permit Application Packet

Floodway Analysis Revisions

Missoula County Floodplain Administration

Map

Project Description:

Missoula County is seeking public input on a proposed variance request from Spanish Skies, LLC to allow infrastructure development within the Riparian Resource Buffer Area. The subject properties are mostly vacant, aside from an existing commercial business.

The project is located at 5115, 5055, and 5005 Highway 93 S and 5001 Blue Mountain Road.

The Spanish Skies Subdivision was approved by the Board of County Commissioners on Oct. 10, 2024. As part of that development, the applicant proposes several infrastructure improvements within the buffer area, including:

• Upgrades to the existing approach onto Highway 93 South
• Installation of a new on-site well and wastewater treatment system
• Construction of a stormwater detention pond
• Creation of new parking areas
• Construction of new commercial buildings to serve the development

The Riparian Resource Buffer is intended to protect waterways, wetlands and surrounding habitats. A variance is required when proposed development may impact these sensitive areas. Community feedback is an essential part of the review process.

Project Timeline:

Board of Adjustment Public Hearing: Wednesday, June 18

Project Lead:

Katy Reeder

Related Links & Documents:

Spanish Skies Variance Request Application

Missoula County Zoning Regulations Riparian Resource Protection Information Center