Category Major Subdivision Show all
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Blackfoot Crossing Subdivision (aka West Bonner Log Yard Subdivision)
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The applicant is requesting modifications to the approved West Bonner Log Yard Major Subdivision, originally approved on July 13, 2023, soon to be renamed Blackfoot Crossing Subdivision. The property is legally described as COS #6988, Tracts 1B and 2A, and consists of approximately 116 acres located in West Riverside addressed as 8129 Cowboy Trail. The proposed modifications are prompted by the recent sale of the land and subdivision entitlements, as well as the need to revise the sanitary design and phasing boundaries.The subdivider has proposed a phasing plan amendment and extension to the time frame for filing final plats. Additionally, the applicant is requesting a preliminary plat adjustment and amendments to the approved subdivision conditions to align them with the proposed preliminary plat adjustment.
View the Phasing Plane Amendment and Plat Adjustment application here.
1. Proposed Phasing Plan Amendment and Extension Request Summary:
The subdivision consists of two phases, with Phase 1 (15 lots) having a final plat deadline of December 31, 2026, and Phase 2 (14 lots) having a deadline of December 31, 2029. The request seeks to revise the subdivision from two phases to three—Phase 1, Phase 2 and Phase 3—while extending the deadlines to December 31, 2029, for Phase 1 and December 31, 2032, for Phases 2 and 3.
- Revised Phase 1: Lot 1, Lots 23-27, and portions of Common Area 1 and 2, with Lots 21-23 merged into a single Lot 23.
- Revised Phase 2: Lots 2-6, Lot 28, and a portion of Common Area 2.
- Revised Phase 3: Lots 7-20 and the remaining portions of Common Area 1 and 2.
With this request, the project must remain compliant with regulations, ensure adequate emergency access and maintain independent infrastructure for each phase. The extension is needed due to a recent property sale and adjustments to sanitary design. All required improvements will be completed or financially secured before advancing phases. All conditions from the original approval, or as amended – see proposal below, will continue to apply.
2. Proposed Preliminary Plat Adjustment and Related Condition Amendment Summary:
The owner proposes to remove No Build Zone/Berm Protection designations on Lots 1 and 25 due to changes in development needs and zoning regulations. The berms were originally intended for visual screening but are now believed to be unnecessary given updated design standards in the County Zoning Regulations, existing vegetation buffers and the industrial nature of surrounding areas. The owner claims that removing these restrictions allows for improved site development, better access and compliance with sanitation requirements; safety considerations, such as maintaining visibility at intersections, further support the request.
The subdivider proposes the following adjustments to the preliminary plat:
- Well Isolation Easements: Adjustments to well isolation zones to allow for individual wells or a public water supply, with new easements for water service lines.
- Community Drainfield Easements: Removal of easements on Lots 2 and 13, with a relocated community drainfield on Lot 23 to support phased development.
- Removal of No Build/Steep Slope Area Zone: Adjustment on Lot 28 and adjacent access road.
- Common Area Division: Splitting Common Areas 1 and 2 into five separate areas to align with phased platting.
- Lot Combination: Merging Lots 21, 22 and 23 to create a larger lot for future uses and a community drainfield.
- Delayed Sidewalk Installation: Construction of an eight-foot-wide sidewalk along the north side of Anaconda Street prior to Phase 3 final plat approval rather than Phase 1.
West Bonner Log Yard approved easements
Blackfoot Crossing proposed easementsAlong with these proposed preliminary plat adjustments, the following conditions must be revised, added or deleted to account for the proposed adjustments to the plat.- Revised Condition #5: A paved temporary cul-de-sac at the end of Cowboy Trail must be installed with Phase 1. The emergency access from the end of the temporary cul-de-sac, associated with Phase 1, on Cowboy Trail to West Riverside Drive shall be paved prior to the filing of Phase 2 and be dedicated as an easement on the filed survey for the phased development remaining tract. The emergency access construction and easement must substantially comply with the Phase 2 Improvements Exhibit submitted with the 2025 amended preliminary plat, subject to review and approval by the Planning Office.
- Revised Condition #14: Written approval from adjacent property owners shall be submitted for any well isolation zone encroachments, if necessary, prior to the final plat approval of the appropriate phase. Reasonable changes to the isolation zone layout may be permitted. This condition accommodates changes to the plat based on this and other potential well isolation zone encroachments.
- Revised Condition #28: Areas surrounding the existing berms along West Riverside Drive shall be designated No Build Zones/Berm Protection on the face of the final plat or conditions of approval sheet and include associated bearings and distance measurements, subject to review and approval by the Planning Office.
- New Condition: The subdivider shall install a concrete eight-foot-wide curbside sidewalk along the north side of Anaconda Street prior to final plat approval of Phase 3.
Summary of Preliminary Plat Adjustments Compliance Criteria:
- Limited Impact: The adjustments primarily affect the subdivision and have minimal public impact. The removal of No Build Zone – Berm Protection on Lots 1 and 25 aligns with existing zoning and visual buffers. Other modifications, such as removing the No Build/Steep Slope Area Zone and delaying the Anaconda Street walkway, remain minor.
- Regulatory Compliance: All changes adhere to Missoula County Subdivision Regulations, ensuring proper fire access, emergency services and sanitation. Merging Lots 21-23 and delaying the First Street walkway do not violate any requirements.
- No New Impacts: The amendments do not introduce new or increased impacts. Prior mitigations remain sufficient.
- Growth Policy & Findings: The changes align with the Missoula County Growth Policy and remain consistent with original findings. Any slope-related development will follow geotechnical and engineering standards.
- Stand-alone Adjustments: These updates stem from new ownership and are not part of an ongoing series. No additional modifications are currently planned.
- Not an Administrative Minor Subdivision: The changes apply to a multi-phase major subdivision that has undergone full review and approval.
Public Hearing Information
The Missoula County Planning, Development and Sustainability Department will present this request to the Board of County Commissioners at their regular public meeting on March 13, 2025, at 2:00 p.m. in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway. Participants may attend in person at this location or may attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your electronic device, please use the following link: http://missoula.co/bccmeetings
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