Meeting Intelligence Preview
Meeting Summary
The Missoula County Commissioners approved the TS Overlook Minor Subdivision at 9501 Western Farms Road, creating three lots from 24.56 acres with no variances required. The commissioners also approved zoning and growth policy amendments for the Blackfoot Crossing Riverfront subdivision, but modified the developer's request by designating Lots 23-27 as Neighborhood Center instead of Commercial Center, effectively preventing a proposed travel plaza while still allowing residential development of up to 400 homes on the 107-acre site.
Key Decisions (7)
TS Overlook Minor Subdivision Approval
Approved subdivision of 24.56 acres at 9501 Western Farms Road into three lots (Lot A, B, and C) with average density of one home per 8.18 acres. Applicants Trent and Sally Looker. Property located West of Highway 10 and South of Pope Mill Road, approximately two miles Northwest of the Y. No variances required.
Blackfoot Crossing Growth Policy Amendment - Modified
Adopted resolution of intent to amend Missoula County land use map for Tract 1B of certificate of survey 6988 to assign Neighborhood Center, Open Resource and Recreation, Working Lands, and Industrial Center land use designations. Lots 23-27 designated as Neighborhood Center instead of Commercial Center as requested by applicant Blackfoot Crossing LLC/Gregory Morse.
Blackfoot Crossing Zoning Map Amendment - Modified
Adopted resolution of intent to amend Missoula County zoning map for Tract 1B of certificate of survey 6988 to show Industrial Center Light, Neighborhood Center, Agriculture Working Lands (AGW-40), and Resource and Open Space. Lots 23-27 zoned as Neighborhood Center instead of Commercial Center as requested by applicant.
Blackfoot Crossing Variance 1 - Through Lot
Conditionally approved variance to section 3.3.2.4 to permit Lot 5 to be a through lot.
Blackfoot Crossing Variance 2 - Road Width
Approved variance to section 3.4.7 to allow West Riverside Drive to remain at current paved width within existing right of way without requiring curb and gutter installation along on-site portion between 5th and 9th Streets.
Blackfoot Crossing Variance 3 - Sidewalk Requirements
Conditionally approved variance to section 3.4.9 to allow West Riverside Drive to remain without bike lanes or boulevard sidewalk on the on-site portion.
Blackfoot Crossing Riverfront Subdivision
Approved the Blackfoot Crossing Riverfront subdivision for 107 acres owned by Blackfoot Crossing LLC/Gregory Morse, allowing development of up to 400 attainable starter homes, 30 acres of protected open lands with trails, 10 acres of manufacturing, and neighborhood commercial uses. Located in Bonner/West Riverside area.
Zoning Changes (2)
Tract 1B of certificate of survey 6988, Bonner/West Riverside area (Lots 23-27 of Blackfoot Crossing Phase 1)
Blackfoot Crossing LLC / Gregory Morse (modified from applicant's CC request)
Tract 1B of certificate of survey 6988, Bonner/West Riverside area (remaining portions)
Blackfoot Crossing LLC / Gregory Morse
Development Activity (2)
TS Overlook Minor Subdivision
24.56 acres subdivided into three lots: Lot A (northern), Lot B (central), Lot C (southern with existing single family residence). Average density of one home per 8.18 acres. Lots range from 7 to 10.5 acres. Individual domestic wells for Lots A and B, individual septic systems. Located in Frenchtown School District and Frenchtown Rural Fire District.
Blackfoot Crossing Riverfront Subdivision
107 acres total: 50 acres for community-oriented neighborhood with up to 400 attainable starter homes for approximately 1,000 residents, 30 acres of protected open lands with trails maintained by Blackfoot Trails Alliance nonprofit, 10 acres of manufacturing, neighborhood commercial uses. Public water and wastewater system proposed. Alley-loaded lots similar in size to West Riverside neighborhood. Town center with attainable commercial space, community garden, dog park, food truck area planned.
Market Signals (6)
Housing Demand
Developer stated employers at Bonner Mills alone have 85 open jobs and cannot attract workers even with good wages because there is nowhere affordable to live.
Housing Demand
Bonner School has five empty classrooms and full staff, could accommodate 100 new students and would qualify for $500,000 in state funding if enrollment increased.
Infrastructure
Previous studies found sewer service costs in Bonner West Riverside area prohibitive for public funding alone; private development with TED/TIF financing seen as necessary mechanism.
Sentiment
Strong community opposition to travel plaza/truck stop development, with residents expressing concerns about traffic, noise, light pollution, water quality, and property values near existing truck stop.
Commercial Demand
Community expressed desire for neighborhood-serving commercial uses including grocery store, but Neighborhood Center zoning limits buildings to 10,000 square feet maximum.
Other
Developer warned that self-driving trucks may significantly reduce demand for travel plazas within 5-10 years as autonomous long-haul trucking eliminates need for driver rest stops.