Blackfoot Crossing Project (Bonner, Milltown & West Riverside)

On Dec. 4, an update was made in error on this project. The Blackfoot Crossing project application was not indefinitely postponed. The project is still under review and hearing dates will be published soon.

Project Background:

The developer of the Blackfoot Crossing project seeks to amend Missoula County’s Growth Policy, changing the Growth Policy’s land use designations and rezoning the former West Bonner Log Yard to the West Riverside community. This project will convert this 107-acre site into a combination of new commercial, residential, industrial, recreational, and open space use. The proposal includes a five-lot minor subdivision, which would set the stage for additional development of the property.

While most of 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 will reduce the amount of land zoned heavy industrial in this area to accommodate mixed-used development, such as housing and commercial. Currently 68 acres of this site are zoned Industrial Center Heavy (ICH), 17-acres zoned Industrial Center Light (ICL), and 22-acres are zoned Agriculture, Working (AGW40). Under this proposal, the developer seeks to do the following:

Establish Commercial Center zoning on the west side of the property near the junction of Highway 200 and 1st Street. The developer has indicated that a travel plaza is intended for this area, and the designation would allow other retail, service, food and beverage, motel and office use.
Establish Neighborhood Center zoning that allows a broad range of housing, retail and office use. This zone would establish a minimum density of eight units per acre, and limits maximum building footprint and height. The housing proposed by the developer includes smaller, neighborhood scale housing: single family homes on small lots, duplexes, triplexes, quads, townhomes, and potentially some larger units with six to eight homes.
Establish common areas, zoned Resource and Open Lands, that allow utility easement, and more access to nearby public lands.
The northeastern corner of the property will be unchanged and will be designated as Working Lands.

A full list of allowed uses by zone can be found in Chapter 2 of the County Zoning Regulations.

The developer also plans to create a new water and sewer system to serve this new development and may also expand it to serve the surrounding area. The surrounding community of West Riverside would not be required to connect to these systems; however, the systems will be designed so they can be expanded to surrounding areas in the future. Blackfoot Crossing currently owns a water right and intends to drill groundwater wells within the proposed project area.

The proposed water supply wells will have to be permitted through the Montana Department of Environmental Quality (DEQ) as Public Water Supply sources. The wastewater treatment facility, a membrane bioreactor system, has been applied for but has not been permitted yet by DEQ.

Since this development is within the West Bonner Log Yard Targeted Economic Development District (TEDD), the developer plans to apply for the Tax Increment Financing (TIF) funding to build some of the proposed infrastructure. This would happen later, as the TEDD currently lacks significant funds to accommodate this request. Accessing TIF funding involves a public process, providing residents with an additional opportunity for engagement if an application is submitted in the future.

Approval of the five-lot minor subdivision is contingent on the adoption of the growth policy amendment and rezone. If these are not approved, the proposed subdivision would not comply with current zoning regulations and could not be permitted. Additional information about the subdivision will be included here when the developer’s application is deemed sufficient.

Project Timeline:

The project timeline is to be determined.

Project Lead:

Kathleen Arthur, 406-258-3429

Jennie Dixon, 406-258-4946

Ian Varley, 406-258-4653

Important Links and Documents:

Growth Policy Amendment Request

Zoning Amendment Application

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

Public Comment:

Submit public comment by using the comment tool below.