Development Projects

DeNova Homes and 406 Engineering is inviting the Lolo community to an open house on Thursday, December 15, 2022 from 4pm-8pm at the Lolo Community Center to gather input on the future of the former Lolo School property.

This Community Outreach Packet is intended to notify the citizens of Lolo of the proposed Amendment to the Lolo Regional Plan. Reviewing this packet will prepare you for an open forum of the Amendment to take place during the Community Feedback Open House. In this packet you will find information regarding land-use designations, and tools to help define the future development of the former Lolo School Property. Below is a list of Exhibits with a brief description of their intended purpose:

1. Vicinity Map

2. Definitions of Land-Use Designations

3. Map of Current Land-Use Designations

• Reference for current land-use designations for the subject property and surrounding area.
• THIS MAP CAN BE USED TO MARK UP WITH YOUR FEEDBACK

4. Slopes Map

• A shaded topographic contour map representing areas of feasible construction.
• Slopes over 25% require additional engineering and geotechnical studies when proposed for construction and are generally labeled as No-Build Zones.

5. Land-Use Designation Example – 6 Dwelling Units per Acre (DU/AC)

6. Land-Use Designation Example – 16 DU/AC

7. Building Preservation Aerial

Please keep feedback restricted to Land-Use Designations only. This regards Residential Density, Open Space, and Commercial Use. Types of commercial activity and design specifics (i.e. road layout, building types, aesthetics, etc.) will be reviewed through a separate process at a later date. With your feedback, we will create several proposed layouts to be presented and reviewed at the Community Feedback Open House. Here, you will be able to comment on the layouts and discuss options with the engineers and developers. If you would like to provide feedback prior to the Open House, please contact Karl Treadwell with 406 Engineering. Contact information is provided at the end of this letter. Please have feedback submitted to be reviewed before 8am on Monday December 12. Representatives from 406 Engineering and DeNova Homes will be available for questions and public comment at the Lolo Community Center on Thursday December 15, 4pm-8pm.

If you have any questions regarding this proposal, this document, or the review process, please contact Karl Treadwell with 406 Engineering, or the Missoula County Community and Planning Office.

Project Contact:

Karl Treadwell

406-880-9822

karlt@406eng.com

Project Packet:

Lolo Region Plan Amendment.pdf

This project was approved at the Jan. 18, 2023, Board of Adjustment hearing.

*During the December 21, 2022, Board of Adjustment hearing, the applicant informed the county that the proposed sign package had been modified and one of the sign types, S2, increased in size. This resulted in a change to the variance request for the total cumulative sign area, as shown in bold below. The previous cumulative sign area was 643.3 sq ft. The county is re-noticing adjacent property owners to ensure the correct information is reflected in the notice. Any previously submitted comment will still be included in the staff report. A continuation of the December hearing is scheduled for January 18, 2023. Please see below for more information. *

Project Background:

Missoula County Department of Planning, Development, and Sustainability received a variance application from Shauna Gappmayer of YESCO LLC, on behalf of Peterbilt, for the property located at 4867 Technology Ct., legally described as Missoula Development Park- Ph 5C L01-6, Lot A. The parcel is approximately 10.68 acres and is currently under construction.

The subject parcel is within the Missoula Development Park 6.08 Legacy District. Peterbilt is requesting a variance from sign requirements set forth in this zoning district. Specifically, Peterbilt is requesting a variance from the following:

• Section E.(3)(b)(i) allows for 1 sq ft of sign area per 100 sq ft of business floor area up to a maximum of 200 sq ft
  • Peterbilt is proposing 754.90 sq ft of cumulative sign area
• Section E.(3)(b)(vi) allows a business open at night one pole sign with a maximum height of 24’ above the road and 48 sq ft in siz
  • As a business operating at night, Peterbilt is proposing one pole sign with a height of 40’ above the road and 177.6 sq ft in size
• Section E.(3)(b)(vi) allows for two wall surface signs not to exceed 10% of the wall areas.
  • Peterbilt is proposing 5 wall surface signs, all less than 10% of the wall area

Project Link:

http://apps.missoulacounty.us/go/peterbilt-sign

Project Timeline:

The public hearing before the Missoula County Board of Adjustment is scheduled for 6 p.m. Wednesday, January 18 , 2023. Participants may attend the public hearing in-person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway, Missoula, MT. Participants may also attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 427 662 811#. To join the meeting on your electronic device, please use the following link: http://missoula.co/boardofadjustment

Project Planner:

Project planner Emily Andrea can be reached at eandrea@missoulacounty.us or 406-258-4652.

Project Description:

Missoula County Department of Planning, Development, and Sustainability (PDS) has received the attached special exception application from Sarah Sriraman, on behalf of Dancing Goat Gardens, for the property located at 10541 Deschamps Ct, legally described as Lot 3, Deschamps Lane Subdivision #2, S28, T14 N, R20 W. The parcel is approximately 2.25 acres and is currently occupied by a warehouse, office building, and multiple accessory structures.

The Missoula County Zoning Regulations classify micro-tier cannabis cultivation as Artisan Manufacturing, and all other tiers as High-Intensity Agriculture. The subject property is zoned Industrial Center Light (ICL), which designates High Intensity Agriculture as a use permitted by special exception. The applicant, Dancing Goat Gardens, holds a Tier 10 cannabis cultivation license with the Montana Cannabis Control Division. As required by the Missoula County Zoning Regulations, the applicants have submitted a special exception application for cannabis cultivation in an ICL district. The applicants also propose cannabis manufacturing at the same location. The Missoula County Zoning Regulations classify cannabis manufacturing as Agricultural Manufacturing and Production, a permitted used in the Industrial Center Light (ICL) district, and not subject to BOA review.

Project Link:

http://apps.missoulacounty.us/go/dgg

Project Timeline:

The public hearing before the Missoula County Board of Adjustment is scheduled for Wednesday, October 19, 2022, at 6:00 pm. Participants may attend the public hearing in-person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway, Missoula, MT. Participants may also attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 427 662 811#. To join the meeting on your electronic device, please use the following link: http://missoula.co/boardofadjustment.

Project Planner:

Project Planner Nick Zanetos can be reached at nzanetos@missoulacounty.us or 406-258-3869

Project Description:

Stelling Estates is a 2-lot minor subdivision of an existing residential property located at 18925 Appaloosa Lane in the Sorrel Spring subdivision in Frenchtown. Stephen and Keni Stelling are seeking to subdivide Lot 49, a 10-acre lot, into two residential lots approximately 5-acres in size. The proposed subdivision would create one additional lot for a single dwelling to be served by an individual septic system and connect to the Sorrel Springs Public Water Supply. The Stellings, represented by Missoula Engineering, are requesting to vary from the requirement for an 18’ gravel drive and instead construct a 16’ wide gravel drive.

Project Link:

http://apps.missoulacounty.us/go/stelling

Project Timeline:

The Board of County Commissioners public meeting on this subdivision will be Thursday, Nov. 3, 2:00 p.m., via Teams and in the Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. Broadway, Find agendas and information about how to join meeting via Teams in the Commissioners’ Meeting Portal. Comments will be accepted on this project until the end of the meeting when the commissioners make a decision.

Project Planner:

Project planner Jennie Dixon can be reached at jdixon@missoulacounty.us or 406-258-4946.

Project Description:

Missoula County Department of Planning, Development, and Sustainability (PDS) has received a special exception application from Jared White with Powder River Development, on behalf of T-Mobile, for the property located at 3240 Post Siding Road, legally described as S31, T13 N, R19 W, Water Tower in SW4 SW4, Parcel 5. The parcel is approximately 0.97 acres and is currently occupied by a Verizon Wireless cell tower facility. http://apps.missoulacounty.us/go/t-mobile

The applicant, T-Mobile, has submitted a special exception application to construct a new cell tower facility adjacent to an existing cell tower facility leased and operated by Verizon Wireless. The subject property is zoned Resource and Open Lands (RO), which designates Minor Utility Services as a use permitted by special exception. The existing cell tower facility was approved as a special exception under the old Public Lands and Institutions (C-P1) zoning designation in May of 2007. The proposal includes 176 square feet of subleased area from Verizon Wireless which will include ground support equipment. The proposed new antennas will attach to the existing water tank next to the existing antennas at a proposed height of 62 feet.

Project Link:

http://apps.missoulacounty.us/go/t-mobile

Project Timeline:

The public hearing before the Missoula County Board of Adjustment is scheduled for Wednesday, September 21, 2022, at 6:00 pm. Participants may attend the public hearing in-person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway, Missoula, MT. Participants may also attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 427 662 811#. To join the meeting on your electronic device, please use the following link: http://missoula.co/boardofadjustment.

Project Planner:

Project Planner Nick Zanetos can be reached at nzanetos@missoulacounty.us or 406-258-3869

Project Description:

Country Crest No. 3 Lot 17 is a proposed two (2) lot minor subdivision located approximately 0.38 miles from Mullan Road. The 1.17-acre parcel is owned by Aisling Properties, who is represented by WGM Group. The parcel is currently developed with one (1) single family residence. The subdivision proposal includes two (2) lots for single family structures, including the existing residence. Development surrounding this subdivision is primarily residential. In regard to sanitation and water, all lots are proposed to be served by on-site wells and City of Missoula contract sewer. Primary access to the proposed subdivision is proposed as individual approaches off Buckhorn Lane, a public county-maintained roadway.

Project Link:

http://apps.missoulacounty.us/go/countrycrest

Project Timeline:

The public meeting will take place at 3 p.m. Thursday, July 21, via Microsoft Teams and in the Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. Broadway. Find agendas and information on how to join meetings via Teams in the commissioners' meeting portal. Comments will be accepted until the end of the meeting when the commissioners make a decision.

Project Planner:

Project Planner Nick Zanetos can be reached at nzanetos@missoulacounty.us or 406-258-3869

Project Description:

Scott Acres is a proposed two-lot minor residential subdivision in Lolo, Montana. The proposed subdivision is located at 7000 Mormon Creek Road on portions of Lot 6 of the Van Ostrand Subdivision and consists of 1.95 acres. The subdivision will include two single-family residential dwellings, served by well water and septic systems. The property owners are Dane and Shannon Scott, represented by Kody Swartz, PE, with Woith Engineering. The proposed subdivision is accessed from Missoula, Lolo, and Florence by U.S. Highway 93, a major regional transportation corridor. Mormon Creek Road provides a local connection from U.S. Highway 93 to the subdivision property. Mormon Creek Road is a two-lane county road with no shoulders, curbs, or sidewalks, and a 22-foot asphalt surface width. A private driveway, within the former Opal Drive right-of-way, provides access to adjacent parcels to the north. The driveway has a gravel surface with a width of approximately 12.5 feet. This access driveway will remain adjacent to the proposed subdivision and is depicted on the preliminary plat, together with a new 16’ easement along the northern property boundary to formalize access to Parcel C and Parcel D of COS 704. The proposed subdivision does not contain any non-motorized facilities. Offsite non-motorized facilities include connections to the hiking trails in Travelers’ Rest State Park, approximately 1,000 feet to the east, and a connection to the Bitterroot Trail between Missoula and Hamilton, approximately 2,500 feet to the east. The subject parcel, along with all the adjacent parcels, is Unzoned. The applicable Growth Policy for the subject property is the 2002 Lolo Regional Plan, which recommends a land use of Residential with a density of one dwelling unit per acre. According to the 2002 Plan, one dwelling unit per acre is considered a base density for many areas outside of the Wastewater Sewer Study Area. This land use type is intended to reflect existing patterns and function as a transition to less dense areas. One-acre parcels often have irregular spacing between buildings and road frontages. The proposed subdivision will contain two single-family residences, with a gross density of 1.02 dwellings per acre. The proposed density is within that prescribed in the 2002 Lolo Regional Plan, to create a transition from the higher densities to the northeast and south, to the rural residential areas and open space to the west.

Project Link:

Applicant's Packet

Project Timeline:

The public meeting will take place at 2 p.m., Thursday, July 21, 2022, via Microsoft Teams and in the Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. Broadway. Find agendas and information on how to join meetings via Teams in the commissioners' meeting portal. Comments will be accepted until the end of the meeting when the commissioners make a decision.

Project Planner:

Project Planner Matt Heimel can be reached at mheimel@missoulacounty.us or 406-258-3799

UPDATE: On Thursday, June 23, 2022, the Missoula County commissioners approved the subdivision. This is now closed for comment.

Project Description:

Mackintosh Acres is a proposed four (4) lot minor subdivision located approximately 3.5 miles south of the town of Lolo on the west side of Highway 93 S. The 5-acre parcel is owned by Eric and Becky Nicoson, who is represented by Professional Consultants Inc. The parcel is currently developed with one (1) single family residence and two (2) detached sheds. The subdivision proposal includes four (4) lots for single family structures, including the existing residence. Development surrounding this subdivision is primarily residential and agricultural open space. In regard to sanitation and water, all lots are proposed to be served by on-site wells and septic systems. Primary access to the proposed subdivision is proposed as individual approaches off Lamar Trail, a privately maintained roadway with a paved surface width of 24’. Conditions of approval include requiring residential fire sprinklers in all dwelling spaces and ensuring fire apparatus friendly turnarounds, with both requirements being confirmed in the covenants. Other conditions include amendments to the proposed covenants to clarify Building Permit requirements as well as a requirement to construct the Lot 4 driveway before final plat approval.

Project Link:

http://apps.missoulacounty.us/go/mackintosh

Project Timeline:

The public meeting will take place at 2 p.m. Thursday, June 23 via Microsoft Teams and in the Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. Broadway. Find agendas and information on how to join meetings via Teams in the commissioners' meeting portal. Comments will be accepted until the end of the meeting when the commissioners make a decision.

Project Planner:

Project Planner Nick Zanetos can be reached at nzanetos@missoulacounty.us or 406-258-3869

UPDATE: On Thursday, June 23, 2022, the Missoula County commissioners approved the subdivision. This is now closed for comment.

Project Description:

Baack Subdivision is a proposed two (2) lot minor subdivision located approximately 1.25 miles south of Mullan Road off Council Way. The 5-acre parcel is owned by Matthew and Margaret Baack, who is represented by Montana Northwest Company. The parcel is currently developed with one (1) single family residence and two (2) detached outbuildings. The subdivision proposal includes two (2) lots for single family structures, including the existing residence. Development surrounding this subdivision is primarily residential and agricultural open space. Both lots are proposed to be served by City of Missoula sewer connections and are proposed to share the existing on-site well. Primary access to the subdivision is from proposed individual approaches off Council Way, a county maintained public roadway with a paved surface width of 26’. Conditions of approval include requiring residential fire sprinklers in all dwelling spaces and ensuring fire apparatus-friendly turnarounds, with both requirements being confirmed in the covenants. Other conditions include labeling all slopes over 25% and FEMA designated Floodplain as “no-build zones” on the face of the plat.

Project Link:

http://apps.missoulacounty.us/go/baack

Project Timeline:

The public meeting will take place at 2 p.m. Thursday, June 23 via Microsoft Teams and in the Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. Broadway. Find agendas and information on how to join meetings via Teams in the commissioners' meeting portal. Comments will be accepted until the end of the meeting when the commissioners make a decision.

Project Planner:

Project Planner Nick Zanetos can be reached at nzanetos@missoulacounty.us or 406-258-3869