Titan Self Storage in Bonner - Special Exception and Variance Request

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