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Granite Peak RV Resort Special Exception (Wye)

Project Description:

Ron Wetzsteon of Professional Consultants Incorporated, representing Dave Swisher of Lolo Peak LLC, is requesting the relocation of a planned fenced storage area related to the expansion of the Granite Peak RV Resort located at 9900 Thoroughbred Lane.

The property is currently zoned Neighborhood Residential (NR), which prohibits recreational vehicle parks. However, Granite Peak RV Resort (RV Park) has been operating since 1994 and is considered a legal nonconforming use according to Section 10.4 of the Missoula County Zoning Regulations. Nonconforming means the use was in place before regulations went into effect.

In July 2023, the Missoula County Board of Adjustment authorized the expansion of the RV Park by 50% through special exception. Following approval of the expansion, the county commissioners approved the phased development plans for the expansion in August 2024. As part of the approved expansion plan, a fenced storage area was proposed south of the RV Park expansion area. The storage area has not yet been constructed and is intended for staff use only and to store equipment and materials related to the maintenance and upkeep of the RV Park.

The current special exception request would modify the approved location of the fenced storage area by moving it from the area south of the RV Park expansion to near the sewage lagoon. The Missoula County Consolidated Land Use Board, in its capacity as the Board of Adjustment,) is the approval body that will consider this project. They will consider this special exception request and whether it is compatible with nearby land use.

Special Exception Information:

The Missoula County Consolidated Land Use Board is authorized to grant special exception permits authorizing a use established as eligible in this district, but this requires a special degree of consideration and control to ensure such uses are consistent and compatible with the overall community character. To approve a 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.
The proposed use promotes the purpose and intent of the TIF Special District, where applicable. (Not applicable for this project, as the property is not located in a TIF District.)
Substitute or additional design standards will preserve and protect the area’s architectural and aesthetic qualities.

In reviewing a special exception application, the board shall give due consideration to the following factors in determining if the use is appropriate:

Access, traffic and parking demand created by or impacted by the use, and pedestrian, bicycle and onsite vehicular circulation.
Dedication and development of streets, right-of-way, and public use areas, such as sidewalks adjoining the property and the capacity to handle the use.
Impacts on or of public and private utilities or services.
Proposed location of any new structures necessary to accommodate the use and their relationship to adjoining and surrounding properties.
Recreation opportunities and open lands available to serve the use.
Natural resource protections.
Landscaping and screening requirements.
Signage and sign lighting, as applicable.
Noise, vibration, outdoor lighting and other on- and off-site impacts resulting from the use.
Frequency of use and hours of operation.
Area of land necessary and adequacy of the site to accommodate the use and meet the intent of the district and character of the neighborhood.
Any other unique or relevant circumstances related to the property.

Project Timeline:

Missoula County Consolidated Land Use Board meeting: 6 p.m. Wednesday, Oct. 7

In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 115 075 404#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/mcclubmeetings(External link).

Project Lead:

Jill Johnson, 406-258-4657, pds@missoulacounty.us

Tim Worley, 406-258-4657, pds@missoulacounty.us

Public Comment:

Submit public comment by Tuesday, Oct. 6, using the comment tool below.

Important Links and Documents:

Granite Peak RV Resort Special Exception application

Approved Existing Site Plan

Proposed Site Plan and Relocation of Fenced Storage Area

Prior Project Information and RV Park Webpage:

2023 Granite Peak RV Park Expansion in the Wye project page

Granite Peak RV Resort webpage

General Links:

Missoula County Planning, Development and Sustainability webpage