Commissioners' Public Meeting - 2026-03-05
Meeting Intelligence Preview
Meeting Summary
The Missoula Board of County Commissioners held a public hearing on the Blackfoot Crossing development proposal, a 107-acre former Stimson Lumber log yard site in West Riverside. The proposal requests growth policy amendments and rezoning from heavy industrial to mixed-use designations including commercial center, neighborhood center, and resource/recreation zones to enable 355-400 homes and a potential travel plaza. No final vote was taken; deliberations were continued to March 12, 2026. The board also approved petitions to annex six properties into the Missoula Rural Fire District and approved sale of Redfern 2 (Calistoga Park) to Young Automotive Group for $155,000.
Key Decisions (5)
Annexation into Missoula Rural Fire District
Six properties petitioned for annexation into Missoula Rural Fire District: 3825 Ridgeview Road, 5980 Little Ranch Road, 3150 Dobie Drive, 14235 Mission View Drive, 2434 Morning Dunn Road, and Southeast quarter of Section 12 Township 13 North Range 21 West. Properties located west of Big Flat Road, between Lavelle Creek and Butler Creek, and in Lolo south of Moe Road.
Sale of Redfern 2 (Calistoga Park) to Young Automotive Group
Approved letter of intent to sell 4.47-acre Redfern 2/Calistoga Park in Missoula Development Park to Young Automotive Group for $155,000 appraised value. County will finance purchase with $25,000 at closing, 4.5% annual interest, two additional $25,000 payments on first and second anniversaries, balance due on third anniversary. Property was rezoned to limited industrial effective March 2, 2026.
MCG Vines LLC Aggregation and Boundary Line Relocation
Approved request by MCG Vines LLC to use aggregation and boundary line relocation exemptions on six parcels totaling 33.75 acres in Lolo, associated with the previously approved Bell Tower PUD subdivision. Tracts A, B, C, D of certificate of survey 3842 and Tracts E, F of certificate of survey 4093. Boundary lines realigned to match approved Bell Tower PUD subdivision layout.
School Zone Speed Limit for Seeley Lake Elementary
Opened public hearing to establish permanent 20 mph school zone speed limit on portions of Pine Drive and School Lane at Seeley Lake Elementary School. Current signage inadequate to identify school zone. Second hearing scheduled for April 9, 2026.
Blackfoot Crossing Growth Policy Amendment and Rezone
Public hearing held on proposal from Gregory Morse/Blackfoot Crossing LLC to amend growth policy and rezone 107-acre former Stimson Lumber log yard in West Riverside from heavy industrial to commercial center (20 acres), neighborhood center (42 acres), resource/recreation, and working lands. Proposal includes 355-400 homes minimum, potential travel plaza, wastewater treatment system, trails, and infrastructure. Planning Board voted unanimously in support on January 20, 2026. Decision deferred to March 12, 2026 for continued deliberation.
Zoning Changes (2)
COS 6988 Tract 1B, West Riverside (107 acres along Blackfoot River, Highway 200, and I-90)
Gregory Morse / Blackfoot Crossing LLC
Redfern 2/Calistoga Park, Missoula Development Park
Young Automotive Group (city rezoned effective March 2, 2026)
Development Activity (3)
Blackfoot Crossing
107 acres total; 5 lots on 78.14 acres; minimum 355 homes (capped at 400) at 8 dwellings/acre on 42 acres neighborhood center; potential travel plaza on 15-20 acres commercial center; light industrial lot; centralized MBR wastewater system; public water system with cistern; trail easements along Blackfoot River; roundabout at 1st Street/Cowboy Trail; phased development through 2034
Young Automotive Group Expansion (Mazda Relocation)
4.47 acres to be used for additional parking; potential Mazda dealership relocation; purchase price $155,000
Bell Tower PUD Subdivision
Previously approved September 11, 2025; 33.75 acres; 56 water/sewer connections approved for Lolo Water and Sewer District; boundary line relocation to align parcels with approved subdivision layout
Market Signals (5)
Housing Demand
Habitat for Humanity director stated Missoula has surpassed Honolulu for cost of living and described it as one of the hardest housing markets in the nation, with his organization only able to place six families in homes this year.
Infrastructure
The Bonner West Log Yard TED district generates only $60,000 annually in tax increment, insufficient to bond for infrastructure without new vertical development generating additional increment before the district expires in November 2029.
Sentiment
Strong community opposition to travel plaza/truck stop component with petition submitted, while support exists for affordable housing, trails, and neighborhood-scale commercial; residents prefer Neighborhood Center zoning over Commercial Center zoning.
Housing Demand
Developer committed to delivering starter homes with partnerships with Habitat for Humanity and Front Step Community Land Trust, with workforce housing requirements tied to TIF funding.
Infrastructure
West Riverside area identified in Missoula Land Use Element as appropriate for neighborhood development but primary obstacle is lack of sewer and water infrastructure, which the applicant proposes to construct.