Vicinity MapMissoula County Department of Planning, Development, and Sustainability (PDS) has received the attached request from RYN Built Homes LLC, for the property located off Waldo Road, adjacent to Victoria Drive, legally described as Tract 2A of COS 6812, less O’Keefe Ranch Estats Phase 1 and Tract 3A of COS 6812 in Section 21, Township 14 North, Range 20 West. The parcels are approximately 63.54 acres and are currently approved for the preliminary plat of O’Keefe Ranch Estates Subdivision, phases 2 through 8.

The applicant requests a condition amendment to Condition #15 to remove the requirement for a walkway off the end of Palmdale Court and install landscaping per proposed guidelines. Also part of the request is a phasing plan modification to amend the boundaries of two phases and reorder the completion schedule of multiple phases. No changes are being proposed to the phasing expiration deadlines.

Proposed Phasing Plan

Project files will be available here:

http://apps.missoulacounty.us/go/okeefe-ranch

Project Timeline:

The public hearing before the Missoula County Board of County Commissioners is scheduled for Thursday, May 11, 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. To join the call on your phone, call 406-272-4824, Conference ID 863 449 384#. To join the meeting on your electronic device, please use the following link: http://missoula.co/bccmeetings

Project Planner:

Project planner Bailey Minnich can be reached at bminnich@missoulacounty.us or 406-258-4653.

Background:

Project Link:

http://missoula.co/4025mount

Project Timeline:

The public hearing before the Missoula County Board of Adjustment is scheduled for Wednesday, April 19, 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. 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 258-3869.

Background:

Missoula County Department of Planning, Development, and Sustainability (PDS) has received a variance request from Carl Saunders for the property legally described as the N2, NE4, S31, T14N, R20W, P.M.M. The 80-acre parcel is zoned “Primrose Heights Legacy Zoning District” (Area 3) and is currently occupied by the mobile home dwelling located east of Primrose Drive where the railroad bed crosses the road, addressed at 6395 Primrose Drive. Other uses of the property include agriculture, open lands and Rooster Ridge Pheasant Club. The applicant was granted a Land Use Permit in August 2021 to place a mobile home on this property outside of the “No Build Zone” required by the zoning of the property. Having placed the home within the southeast “No Build Zone,” the applicant is now requesting a variance to allow it to remain in its current location. Road construction was specifically identified as a permitted activity in the southeast “No Build Zone.”

The applicant states that the southeast “No Build Zone” was incorrectly proposed, and ultimately adopted in 1999, because it was not based on topographic information but rather was provided as a hand-drawn estimation of the sensitive areas needing the protection of a “No Build Zone.” According to the application, a recent topographic survey of the site reveals that the home does not appear to be located within any sensitive areas, such as floodplain, riparian, or steep slopes over 25%, as shown in the topographic depiction below.

All variance applications must go before the Missoula County Board of Adjustment for review. Should you wish to attend the public hearing concerning this request, the Board of Adjustment will conduct a hearing on Wednesday, April 19, 2023, at 6:00 PM.

To join the meeting remotely, use the Teams meeting link: https://teams.microsoft.com/l/meetup-join/19%3ameeting_OWE1Y2QzZmEtZWUyNC00NDI0LWEzYzktMWY0ODA2ODY3OWVh%40thread.v2/0?context=%7b%22Tid%22%3a%22e6701c3e-cb37-4fb7-bda5-db4c554953ca%22%2c%22Oid%22%3a%222e3b13d6-8670-423a-8d7e-db43cd9d0586%22%7d.
To join the meeting via a Teams call on your phone, call in to 406-272-4824, and use Conference ID 427 662 811#.

Please provide comment by April 14, 2023, on this Missoula County Voice webpage or send them to jdixon@missoulacounty.us.

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.