Development Projects

Background:

Mule Kick Acres is a five (5) lot minor subdivision proposal located approximately 4 miles north of the Interstate 90 Huson exit. The 82-acre parent parcel, addressed 29664 Mule Kick Road, is owned by Rebecca and Michael Neely who are represented by Professional Consultants, Inc. The Neeley’s also own the adjacent parcel, addressed 29420 Mule Kick Road.

The subject parcel is currently developed with one (1) single family residence and one (1) pole shed. The subdivision proposal includes five (5) lots for single family structures, including the existing residence. Development surrounding this subdivision is primarily residential, forestland, and agriculture.

All lots are proposed to be served by on-site wells and septic systems. Primary access to the subdivision is proposed from Mule Kick Road, which is a private road constructed by the applicant to county rural subdivision standards. The subject property is in an area designated as Very High and High wildfire hazard levels. All homes are proposed to be built with residential fire sprinkler systems and the County Fire inspector will review and approve all driveways over 150’. Areas within the proposed subdivision on a slope greater than 25% will be designated as a no-build-zone.

Project Link:

http://apps.missoulacounty.us/go/mule-kick

Project Timeline:

Should you wish to attend the public meeting before the Board of County Commissioners concerning this request, it will be held on Thursday, March 30, 2023, at 2:00 p.m. over a Microsoft Teams call. To join the call on your phone, call 406-272-4824, Conference ID 267 971 815#. To join the Teams meeting virtually, please contact Nick Zanetos at 258-3689 or nzanetos@missoulacounty.us.

Project Planner:

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

Riverside Contracting, Inc., represented by WGM Group, has submitted a notice of intent to file the Final Plat for Riverside Industrial Subdivision Phase I. The Board of County Commissioners will be holding the hearing to determine whether any changed primary criteria impacts or new information exists that creates new potentially significant adverse impacts for the phase.

Riverside Industrial Subdivision is a 160-acre, 36-lot subdivision is located at 8247 Deschamps Lane, northwest of the Deschamps Lane and Moccasin Lane intersection. The subdivision is comprised of 24 industrial lots, 11 residential lots, and 1 working-lands lot with an existing gravel crushing operation. Lots 1-24 are intended for industrial use and average 2.31 acres. Lots 25-35 are intended for residential development and average 4.83 acres. On August 4, 2022, the Board of County Commissioners approved the preliminary plat for the 36-lot subdivision subject to 32 conditions of approval. The property is legally described as the Northeast quarter of Section 29, Township 14 North, Range 20 West, Principal Meridian, Missoula County, Montana , P.M.M., Missoula County, MT. See Map.

Project Link:
http://apps.missoulacounty.us/go/riverside-indust

Project Timeline:
The Board of County Commissioners public meeting on this subdivision will be Thursday, March 2, 2023, 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(External link). Comments will be accepted on this project until the end of the meeting when the commissioners make a decision.

Project Planner:
Lauren Ryan can be reached at lryan@missoulacounty.us or 406-258-3706

Missoula County commissioners approved this variance at their Thursday, Feb. 9, 2023, public meeting.

Missoula County Department of Planning, Development, and Sustainability (PDS) has received a use variance request from Corner Farm Village, L.L.C., for the property located at the corner of Third and Tower Streets, legally described as Lots 47 & 48, Dinsmore’s Orchard Homes #5 in S24, T13N, R20W, P.M.M. The 9.25-acre parcel is zoned as Citizen Zoning District ZD#13.

The property is actively used for agricultural operations, including the Clark Fork Organics farmstand along Tower Street. Corner Farm Village, L.L.C., proposes to leave the northern portion of the property in agricultural use (approx. 8 acres); the southern portion of the property (approx. 2.2 acres) is proposed for residential use, as allowed by the zoning district, and a farm store/café, not to exceed 2,500 square feet, which will sell local products, including food harvested from the site. Other possible uses to be housed within the 2,500 s.f. building include art gallery and research/training facilities.

Citizen Zoning District #13 allows agricultural activities but does not permit commercial activities. The use variance request is intended to allow sales and food service to support the agricultural use on the northern portion of the property. The farm store/café is proposed for the building located in the southwest corner of the property – just east of the new parking area along Tower Street – labeled as “Agricultural-Related Business.” The conceptual site plan submitted with the application depicts an approved boundary line relocation and the preliminary development plan for both tracts that make up this property.

The Missoula County Board of Commissioners is authorized to grant variance requests in Citizen Zoning Districts, after a hearing and a recommendation by the Planning and Zoning Commission. In order to approve a variance request, the board must determine that the authorization of the variance will not be contrary to the public interest where, owing to special conditions, literal enforcement of the zoning regulations would result in unnecessary hardship.

The public hearing will be in a hybrid format before the Missoula Planning and Zoning Commission and Missoula County Board of Commissioners on Thursday, February 9, 2023, at 2:00 p.m. in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. To join the meeting on your phone, call (406) 272‑-‑4824, and use Conference ID 863 449 384#. To receive a link to join the Teams video meeting online, please reach out to Jennie Dixon at 406-258-4946 or jdixon@missoulacounty.us

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

Background:

Missoula County Department of Planning, Development, and Sustainability (PDS) has received the attached special exception application from Eric Bostrom and Gabriel McMurray, for the property located at 3790 Highway 200 E, legally described as FRAC OF LOTS 13 to 15 & ALLEY ADJ & PT OF A NO of HWY DE 1966. The parcel is approximately 1.73 acres and is currently occupied by one commercial structure with multiple tenant spaces.

The subject property at 3790 Highway 200 E is designated as Neighborhood Commercial (NC) by the Missoula County Zoning Regulations. In the Neighborhood Commercial zoning district, a cannabis dispensary is only permitted by special exception approval from the Missoula County Board of Adjustment. Additionally, section 5.8.B.1. of the Missoula County Zoning regulations require cannabis dispensary’s to be located a minimum distance of 500 feet from other cannabis dispensaries. The closest cannabis dispensary is located over 500 feet away from the subject property; as a result, the applicants are eligible and have chosen to submit a special exception application for a cannabis dispensary at 3790 Highway 200 E.

In their application the applicants state the name of the proposed dispensary will be “The Local.” Besides selling recreational cannabis, the owners also plan to feature other local products in an effort to support other local business owners. The proposed dispensary will be located in an existing commercial tenant space previously occupied by diesel mechanic shop. Minor modifications to the building to comply with building code requirements will be administered through a Building Permit, otherwise the proposal will utilize the existing floorplan of the previous tenant. The dispensary will include retail floor space, one office space, a storage room, and one bathroom. There are 11 parking spaces already on-site which will serve as the required parking for the proposed dispensary.

Project Link:

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

Project Timeline:

Should you wish to attend the public hearings concerning this request, the public hearing before the Missoula County Board of Adjustment will be held on Wednesday, January 18, 2022, at 6:00 PM over a Microsoft Teams call. To join the call on your phone, call 406-272-4824, Conference ID 427 662 811#. To receive a link to join the meeting online, please reach out to Nick Zanetos at 406-258-3869 or

Project Planner:

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

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

Missoula County Department of Planning, Development & Sustainability (PDS) has received a special exception request from Ron and Melanie Martin-Dent for property located at 4086 Sherman Gulch Road, legally described as Lot 8 in S01, T13N, R21W, P.M.M., and recorded in a deed at Book 689 Micro, Page 1018. The applicant proposes to place another dwelling on the subject property.

SUMMARY: Section 2.3.D.3. of the Missoula County Zoning Regulations allows more than one principle use or structure if approved as a special exception. The applicant requests placing another dwelling near the existing dwelling on this 11-acre tract. The property is zoned AGRR5 (Agricultural, Rural Residential) which allows a residential density of one dwelling per five acres. This proposal will meet all other zoning requirements of this district, including building placement standards. None of the reviewing agencies had any comment on the proposal.

The Board of Adjustment is authorized to grant Special Exception permits authorizing a use established as eligible in this district but which requires a special degree of consideration and control to ensure such uses are consistent and compatible with the overall community character. In order to approve a special exception, the board must determine:

1. The proposed use or development will be compatible with and will not substantially injure the value of adjoining property;
2. The proposed use preserves the character of the district, and the property is suitable for the use proposed.

The public hearing before the Missoula County Board of Adjustment is scheduled for Wednesday, January 18, 2023, 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 by going to http://missoula.co/boardofadjustment. To join the call on your phone, call 406-272-4824, Conference ID 427 662 811#. Please feel free to contact Jennie Dixon with any questions at 406-258-4946 or by email at jdixon@missoulacounty.us.

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