Blackfoot Crossing Riverfront Project (Bonner, Milltown & West Riverside)

On Jan. 5, the project page was updated to reflect the addition of the Blackfoot Crossing Riverfront Subdivision, which is contingent on approval of the growth policy amendment and rezoning. The growth policy amendment and rezoning proposal will be presented at the Planning Board meeting on Jan. 20; the county commissioners’ public hearing on March 5 will also include the minor subdivision.

Project Background

Growth Policy Amendment and Rezoning: The developer of the Blackfoot Crossing Riverfront project seeks to amend Missoula County’s Growth Policy and zoning map by changing the land use designations[JD1] and rezoning the former West Bonner Log Yard. If these requests are not approved, the proposed subdivision would not comply with current zoning regulations and could not be permitted as proposed. If approved, this project will convert the 107-acre site into a mix of new commercial, residential, industrial, recreational and open space uses.

The proposal is to amend the Missoula County Growth Policy Land Use Element Map as follows:

1. Preliminarily approved Blackfoot Crossing Subdivision, Lots 23, 24, 25, 26 and 27: proposed to be designated Commercial Center; other land use designations that may be considered for adoption for these lots are Neighborhood Commercial and Industrial Center.
2. Proposed Blackfoot Crossing Riverfront Subdivision, Lots 5, 6, 7 and 8: proposed to be designated as Neighborhood Center.
3. Proposed Blackfoot Crossing Riverfront Subdivision Common Areas, CA2 and CA4: proposed to be designated as Open[AF2] [TL3] Land, Resource, and Recreation.
4. Proposed Blackfoot Crossing Riverfront Subdivision Common Area CA5: proposed to be designated as Working Lands.

While this property is currently vacant, the County’s Growth Policy has designated most of it for heavy industrial use. With the growth policy amendment and rezoning, the developer proposes to reduce the area zoned heavy industrial to accommodate a new mixed-use development, including housing and commercial uses. Currently, 68 acres of this site are zoned Industrial Center Heavy (ICH), 17 acres are zoned Industrial Center Light (ICL), and 22 acres are zoned Agriculture, Working (AGW40). Under this proposal, the developer seeks to amend the zoning map as follows:

• Establish Commercial Center zoning on the west side of the property near the junction of Highway 200 and 1st Street. Preliminarily approved Blackfoot Crossing Subdivision, Lots 23, 24, 25, 26, and 27 are proposed to be zoned Commercial Center (CC); other zoning districts that may be considered for adoption for these lots are Neighborhood Commercial (NC) and Industrial Center Light (ICL). The developer has indicated that a travel plaza is intended for this area, and rezoning to Commercial Center (CC) would permit other retail, service, food and beverage, motel and office uses.
• Establish Neighborhood Center zoning that allows a broad range of housing, retail and office use. Proposed Blackfoot Crossing Riverfront Subdivision, Lots 5, 6, 7 and 8 are proposed to be zoned as Neighborhood Center (NC). This zone would establish a minimum density of eight units per acre and limit maximum building footprint and height. The developer's proposed housing development includes smaller, neighborhood-scale options: single-family homes on small lots, duplexes, triplexes, quadplexes, townhomes, and potentially larger units with six to eight homes.
• Rezone Common areas CA2 and CA4 as Resource and Open Lands (RO). These areas are intended to provide utility easements and increase access to nearby public lands.

The northeastern corner of the property (CA5) would remain unchanged, with a zoning designation of Agricultural Working Lands (AGW-40).

A full list of permitted uses by zone is available in Section 2.4, Chapter 2 of the County Zoning Regulations.

Minor Subdivision: This proposal also includes a five-lot minor subdivision called Blackfoot Crossing Riverfront. The subdivision is proposed in four phases over the next eight years. Each phase must function on its own, meaning roads, sidewalks, water, sewer, fire protection and stormwater systems are built as the project grows—not left for later.

Much of the land along the Blackfoot River is proposed to remain undeveloped as common area open space. Easements for a future public, non-motorized trail in the common area next to the river connect Milltown State Park, nearby neighborhoods and nearby public lands.

New roads would connect to Cowboy Trail and West Riverside Drive, with sidewalks on both sides and a bike- and pedestrian-friendly design. Traffic studies indicate that a future roundabout and intersection upgrades are planned when growth warrants them.

The site has been disturbed by past industrial use. Studies found no significant impacts on agriculture, limited wildlife habitat in developed areas, and no considerable groundwater or flood risks in the proposed building areas. Sensitive slopes and river-adjacent land are set aside as open space. Stormwater will be captured and infiltrated on-site, preventing runoff from flowing into the river.

The developer plans to create a new public water and sewer system to serve the new development and may also expand it to serve the surrounding area. The surrounding West Riverside community would not be required to connect to these systems; however, the systems will be designed to support future expansion into surrounding areas.

The proposed water supply wells must be permitted by the Montana Department of Environmental Quality (DEQ) as Public Water Supply sources. The wastewater treatment facility, a membrane bioreactor (MBR) system, has been submitted for DEQ permitting but has not yet been approved.

Additional information about the subdivision is provided in the links on the right side of this page.

Project Timeline:

Tuesday, Jan. 20, 6 p.m.: Missoula Consolidated Planning Board Meeting (Growth Policy Amendment and Rezoning)

• In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the meeting on your device, follow the links on the agenda that will be published on the Missoula County’s public meeting portal.

Thursday, March 5, 2 p.m.: County Commissioners’ Public Meeting (Growth Policy Amendment, Rezoning, and Minor Subdivision)

• In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the meeting on your device, follow the links on the agenda that will be published on the Missoula County’s public meeting portal.
  

Project Lead:

Kathleen Arthur, 406-258-3429

Ian Varley, 406-258-4653

Jennie Dixon, 406-258-4946

Important Links and Documents:

Growth Policy Amendment Request

Zoning Amendment Application

Blackfoot Crossing Riverfront Public Notice

Blackfoot Crossing Riverfront Subdivision Application

For more supporting documents, follow this link, and go to the Blackfoot Crossing Riverfront Project folder under Important Documents on the right-hand side.

Public Comment:

Submit public comment by using the comment tool below.