Development Projects

Project description

The Missoula County Planning, Development, & Sustainability Department (PDS) has received a floodplain development permit application (No. 25-23) from Youth Homes and Partnership for Children proposing a sewer utility service connection under a floodwater channel south of the road.

The site is located at 3239 S. 3rd St. W. in the regulated flood hazard area of the Clark Fork River (Section 19, Township 13 North, Range 19 West, Missoula County, P.M.M.)

The primary purpose of a Floodplain Development Permit is to promote the public health, safety and general welfare, minimize flood losses in areas subject to flood hazards and promote wise use of the floodplain.

Project documents

The full application is available for review online or in the PDS office at 127 E. Main St., Suite 2, in Missoula.

Please feel free to call 406-258-4657 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Public comment

Submit comments through Monday, Aug. 25, by using the comments tool below, by emailing floodplain@missoulacounty.us or mailing to Planning, Development, & Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

This permit is subject to approval by the floodplain administrator and does not go before the Board of County Commissioners.

Project description

Riverside Industrial Subdivision is a 160-acre, 36-lot subdivision at the Wye approved in 2022, subject to 32 conditions of approval. The subdivision was approved for two phases, with a Phase I submittal deadline of Aug. 4, 2025, and a Phase II submittal deadline of Aug. 4, 2028. The applicants are requesting to extend the Phase I submittal deadline to Aug. 4, 2028, to better align the development of the subdivision with the Wye Infrastructure Plan timeline and to allow them to consider alternative water and wastewater system options that may become available to the subdivision.

Missoula County Subdivision Regulations (MCSR) Section 5.8.18.4 allows extensions of at least one but no more than three years, which applies to the entire subdivision. Final plats for all phases of a subdivision approved on or after May 8, 2017, must be submitted for review and approved, conditionally approved or denied within 20 years of the date of preliminary plat approval (MCSR 5.8.18.5.B).

Project timeline

The county commissioners will hold a public hearing for this request at 2 p.m. Thursday, Aug. 28, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. Participants can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public comment

Submit public comment by using the commenting tool below.

Project lead

Patrick Swart, 406-258-4841, pswart@missoulacounty.us

Important links and documents

20250610 Riverside Industrial Phasing Extension.pdf

Applicant's Request Letter

Current Approval Letter

Phasing Plan Maps

Miscellaneous Exhibits

Location of the Riverside Industrial Subdivision at the Wye (outlined in green)

Project description

Developer Tai Tam LLC is requesting to amendments to The Dairy subdivision in the Target Range neighborhood west of Missoula. The county commissioners originally approved The Dairy as a 14-lot major subdivision in 2022, subject to 25 conditions of approval, and set to expire on July 7, 2025. The developer, represented by Professional Consultants Inc., is requesting to:

• amend the preliminary plat
• revise Condition of Approval No. 15
• extend the final plat submittal

Preliminary plat adjustments:

The applicant is requesting changes to the preliminary plat to eliminate Common Areas 1 and 2, reconfigure easements to comply with Missoula Public Health’s interpretation of lots, and to revise water and irrigation line easements to reflect the design approved by the state Department of Environmental Quality. As part of this adjustment, the existing 25-foot irrigation ditch easement, previously proposed as a common area, will remain in place and continue to serve as a public non-motorized access easement, with a new clarification that, to enhance pedestrian safety, equestrian use will not be allowed.

A preliminary plat is a map of a proposed subdivision submitted for initial review, outlining the general layout of streets, lots and other features.

Revise Condition of Approval No. 15:

The applicant is requesting a condition amendment to modify Condition No. 15 to replace the previously approved box culvert with a 36-inch corrugated metal pipe culvert, in coordination with Missoula County Public Works and the Missoula Irrigation District.

Conditions of approval are modifications to the original plans the applicant is required to make for the project to be approved.

Final plat filing extension:

Finally, the applicant is requesting to extend the current approval deadline from July 7, 2025, to July 7, 2028, due to unforeseen delays in DEQ approval and infrastructure coordination.

Project timeline

The county commissioners will hold a public hearing for this request at 2 p.m. Thursday, Sept. 11, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. Participants can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public comment

Submit public comment by using the commenting tool below.

Project lead

Katy Reeder, 406-258-3707, kreeder@missoulacounty.us

Important links and documents

The Dairy Subdivision Materials

Project Description

The Missoula Rural Fire District is proposing to add an ambulance bay to their existing Fire Station No. 4 in Bonner. The property, located at 8511 Bonner Mill Road, is zoned Industrial Center, Heavy (ICH). The proposed development does not comply with the setback requirements and screening and buffering standards in section 2.3.N.4.b and 6.4.F.3 of the Missoula County Zoning Regulations.

Per 76-2-402 MCA, the Board of County Commissioners will hold a public hearing to accept comments on this proposal. As a public agency, the Missoula Rural Fire District is allowed to deviate from the zoning regulations through a public forum. The commissioners are unable to approve, conditionally approve or deny the proposal.

Project Timeline

Board of County Commissioners hearing: 2 p.m. Thursday, Aug. 14

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 can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public Comment

Submit public comment using the comment tool below.

Project Lead

Patrick Swart, 406-258-4841, pswart@missoulacounty.us

Related Links & Documents

MRFD Ambulance Bay Addition - Packet

Project Description

The Missoula County Department of Planning, Development, and Sustainability (PDS) has received a minor subdivision request from LMB Property Holdings (represented by IMEG) to create a one-lot subdivision at 9435 Futurity Drive at the Wye.

(Legal description: Missoula Industrial Park, S28, T14 N, R20 W, BLOCK 5, ACRES 2.78, LOT 7 LESS E 50' and Missoula Industrial Park, S28, T14 N, R20 W, BLOCK 5, ACRES 1.42, E 50' of lot 7)

The two tracts totaling 4.2 acres are currently vacant and used to store commercial equipment and heavy machinery. The subdivider is proposing to build an industrial condo project that will include 17 for-sale units in three separate buildings.

The request is intended to meet administrative requirements established in MCA §76‑3‑203(1) to allow the proposed industrial units to be constructed as condos (ownership units) rather than for rent or lease.

Project Timeline

Board of County Commissioners hearing: 2 p.m. Thursday, Aug. 14

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 can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public Comment

Submit public comment using the comment tool below.

Project Lead

Kevin Dantic, 406-258-4652, kdantic@missoulacounty.us

Related Links & Documents

LMB Subdivision Application for Governing Body Review

Site of the proposed development, which is currently used to store commercial equipment and heavy machinery.

Project Description

Dennis and Kristal Blanchard are requesting to use the family transfer exemption from subdivision review to divide their 20-acre property at 20470 Whitetail Ridge Road in Huson into two 10-acre lots. They plan to gift one of the new lots to their daughter, Krisden Blanchard, who is currently a minor. The Blanchards have also applied for an aggregation exemption from subdivision review to expunge a historic boundary line that intersects their property.

Subdivision Regulations and Exemptions

Missoula County’s subdivision regulations promote public health, safety and general welfare by ensuring any subdivision of land in the County’s jurisdiction provides for adequate light, air, water supply, sewage disposal, parks and recreation areas, ingress and egress and other public requirements. Many requests to divide land must go through the subdivision process to ensure these requirements are met, but certain types of land division are exempt from subdivision review. Landowners can apply for one or multiple subdivision exemptions when their development plans meet the state and local requirements for the applicable exemptions.

Being granted these exemptions means the property owner does not need to go through the standard subdivision review process to divide their property. These requests require administrative review by planning staff and, in some cases, may require approval by the county commissioners to ensure the applicant is not evading these regulations.

• Family Transfer Exemption
  Landowners can request a family transfer exemption when they intend to divide their property to gift or sell the newly created parcel(s) to an immediate family member.
  
• Aggregation Exemption
  Landowners can request an aggregation exemption when the division or combination of parcels will not create new lots or otherwise significantly alter the development potential.

View subdivision exemption review criteria

Project Timeline

Board of County Commissioners hearing: Thursday, July 24, 2 p.m.

• 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 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings.

Public Comment

Submit public comment using the comment tool below.

Project Lead

Patrick Swart, 406-258-4841, pswart@missoulacounty.us

Related Links and Documents

Blanchard Family Transfer and Aggregation Application

Project description:

Lolo Ranch LLC is requesting boundary line relocation and aggregation exemptions for the property commonly known as the Lolo Ranch.

Lolo Ranch representative Performance Engineering is requesting to use the Relocation of Common Boundaries and Aggregation Exemptions for the property on the west side of Highway 93 South in southern Missoula County.

The property consists of 18 tracts of record encompassing approximately 1,850 acres. The boundary line relocation will result in 14 tracts that will continue to be used for agricultural use (farming, ranching, grazing, rangeland and timberlands). All tracts involved are unzoned, and there is no mapped floodplain on the property. The map below shows the proposed reconfiguration of tracts into 14.

Project timeline:

The county commissioners will hold a public hearing for this request at 2 p.m. Thursday, Aug. 28, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. Participants can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public comment:

Submit public comment by using the commenting tool below.

Project lead:

Jennie Dixon, 406-258-4946, jdixon@missoulacounty.us

Important links and documents:

Existing and Proposed Tracts
Lolo Ranch Application
Lolo Ranch Tract Information

Project Description

Missoula County is seeking public input on a proposed special exception request from Amerco Real Estate Company to develop a U-Haul mini-warehouse self-storage facility south of Missoula.

The project is located at 4567 Yuhas Ranch Lane, legally described as S02, T12 N, R20 W, C.O.S. 5877, Parcel 4.

The zoning for the 61.61-acre property is split between Agriculture, Reserve (AGR) and Commercial Center (CC). The proposed development would be located on the 11.26-acre portion of the parcel zoned CC. This use is permitted in the CC zoning district as a special exception, which the Missoula County Board of Adjustments must approve.

In addition to the mini warehouse, the proposal includes the retail sale of moving supplies, truck and trailer rentals, and a mechanic shop for the repair of U-Haul vehicles. These uses are permitted in the Commercial Center zoning district and do not require approval.

Special Exception

A special exception is granted when a proposed use 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.

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.

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 311 766 349#.

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 before July 15 will be included in the packet for the Board of Adjustment meeting.

Project Lead

Patrick Swart, 406-258-4841, pswart@missoulacounty.us

Related Links and Documents

U-Haul Special Exception Documents

Project Description

Missoula County is seeking public input on a proposed special exception request from SK Gordon LLC at the Wye to operate a recreational training facility to provide education and hands-on training for athletes involved in recreational cheerleading training and conditioning.

The project is located at 7605 Pontrelli Place, legally described as legally described as Pontrelli Addition, S28,
T14 N, R20 W, Lot 2p, Acres 1, & Racetrack Industrial Park.

Special Exception

A special exception is granted when a proposed use (in this case, a training 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 ICL (Industrial Center, Light), and the proposed training facility is a non-conforming use, meaning it does not comply with current zoning. The Missoula County Zoning Regulations do not allow for the proposed use, which is classified as Recreation, Commercial Indoor. The Missoula County Board of Adjustment must review the proposal and determine if the use will ensure compatibility with adjacent land uses before granting a special exception.

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.

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 311 766 349#.

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 before July 15 will be included in the packet for the Board of Adjustment meeting.

Project Lead

Kevin Dantic, 406-258-4652, kdantic@missoulacounty.us

Related Links and Documents

Pontrelli Place Site Plan
Pontrelli Place Special Exception Application

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